http://www.cpshomes.co.uk/rss/blogs Keep up to date with the CPS Homes Estate and Letting Agent blogs. en-gb Copyright: (C) CPS Homes Estate and Letting Agent. All rights reserved. 60 A recent court case caught my attention and, for three key reasons, I think it’s one every landlord should be aware of. What was the case about? This was an English case (N'Guessan & Anor v Bewry [2026]) involving a 2-bed ex-council flat in a purpose-built block from around the 1950s, occupied by a mother, daughter and granddaughter. Although it was an English decision, there’s nothing in it that wouldn’t be looked at very similarly in Wales. The landlord had issued a rent increase notice. The tenant didn’t challenge it formally (i.e. at tribunal), but continued paying the old rent, not the increased amount. That led to rent arrears building up, and the landlord took the case to court seeking possession and payment of arrears. In response, the tenant counterclaimed for disrepair. So, the judge had to decide two key things: Was the rent increase valid, meaning arrears existed? Should the tenant receive any compensation for disrepair? The case ultimately became a detailed breakdown of how courts assess landlord responsibility and tenant compensation. 1. Compensation is based on loss of amenity and expressed as a percentage of the rent Tenants will often claim that one or two issues mean they’re entitled to stop paying rent altogether. We’ve always known that isn’t how it works, but it’s rare to find a court judgement that goes into the level of detail this judge did, so it’s a useful case study. The judge looked at when the landlord was notified of each issue, allowed a reasonable period to fix them, then calculated compensation based on loss of amenity after that point. In the end, the tenant was awarded £8160.66 for the defects. Here’s how it broke down: * The judge noted it was the coldest part of the year and over the festive season. ** The handles were deemed complex to repair because the landlord’s contractor had trouble finding replacements that would work. However, the judge did state the level of effort he expected the landlord to go to, saying: “There is no evidence that the landlord made enquiries of the freeholder (the Local Authority, which had a number of other flats which presumably needed the same window handles), to ask what it did, nor of sourcing a specialist window supplier, making internet searches or even commissioning a bespoke reconstruction of the original handles.” A few key takeaways from this: Compensation is granular and evidence-based. It only applies after a reasonable period to make fixes has passed – and that period only starts when the landlord is made aware of the issue. The more serious the issue (e.g. heating), the higher the percentage of rent awarded. Smaller issues still add up significantly over time if left unresolved. It’s a good reminder that speed matters. Even relatively minor issues become expensive when they drag on. On the flip side, it also reinforces that tenants can’t simply decide to withhold all rent. The court will break things down much more precisely than that. I thought the judge’s decision to award compensation for mould on three ceilings was an interesting one. It made me wonder, based on the limited facts, how much consideration was given to tenant behaviour and what we used to know as “tenant-like manner”. We don’t have the full picture, but it’s something landlords should always be mindful of evidencing. "Tenant-like manner" is no more in Wales, but we've got our clients covered. Notably, the solicitor acting for the tenant didn’t plead that the property was unfit for human habitation, so the judge didn’t look at it under this lens. If they had, the judge’s assessment of general damages would have taken a more overall view of the property’s unfitness, rather than focusing on the individual loss of amenity caused by each defect. 2. A thumbs up emoji is not an agreement 👍 There was also an interesting argument around a WhatsApp exchange. Upon receiving the rent increase notice, the tenant sent a WhatsApp message to her landlord saying she couldn’t afford the rent increase. The landlord replied saying she had to pay it, and an exchange of further messages followed. The landlord responded to one of the tenant’s messages saying that she could not afford the increase with a 'thumbs up' (👍) emoji. The tenant argued this meant the landlord had agreed that the rent would no longer go up. The judge didn’t accept that, saying: “It could simply mean that he noted her view, or that he understood it. It may be that he agreed that she could not afford to pay the new rent – but that is very different to making the next step to agreeing that the rent would not, therefore, be increased. In my judgment, as a matter of contractual construction the thumbs up emoji did not amount to an agreement to waive the rent increase.” So, the rent increase notice stood, but the tenant was allowed to deduct the compensation awarded for defects from the arrears. The key point here is that informal communication can easily be misunderstood or challenged. If something matters, it should be clearly stated. Otherwise, you risk disputes about what was or wasn’t agreed 3. Being a landlord is a business – not a casual arrangement The court didn’t see this as one individual versus another. It viewed it as a business (the landlord) providing a service to a consumer (the tenant). The judge said: “In my view, a landlord who rents out residential property is entering into a business transaction: they have gone into business as a landlord. Doing so is a serious business, with serious obligations. A failure to ensure that a rented home is safe can have fatal consequences. The Government has passed a raft of measures which impose obligations on landlords … Being a landlord can generate income in the form of profit – the pursuit of which is normally the reason people become landlords – but can also involve losses when expenses have to be paid, and for which a landlord must make provision. I was not wholly convinced that the First Claimant [the landlord] had fully grasped the breadth of obligations upon him.” This means landlords: Are expected to understand their obligations Need to manage contractors properly, not just instruct them and assume it’s done Should budget for repairs and risks, not just rely on rental income It also ties into something we regularly say: even if you use a letting agent, you remain responsible. The court won’t accept “the agent didn’t do it properly” as a defence. Why use CPS Homes? Our dedicated maintenance portal allows occupiers to easily report issues and upload photos or videos. Our team carefully assesses each situation to determine responsibility, keeping contract-holders in the loop. We may tell the contract-holder that they’re responsible for resolving the problem, offering advice and letting them know we’ve made a note to check it at the next inspection too. It might be the case that we contact the landlord for guidance, or go ahead with instructing a contractor to attend. We tailor our approach to each individual case, ensuring the most effective resolution. Our regular inspections are thorough and documented with detailed, time-stamped reports. We don’t just go through the motions; we carefully check the property's condition and look for any maintenance problems, even if the contract-holder hasn’t reported them. By catching potential issues early, we prevent them from becoming bigger problems. Maintenance issues aside, we also provide landlords with considered improvement advice to help maximise their rental income. Got a lettings question on your mind? Send it my way - I reply privately to every message, and I pick one each month to feature here (always anonymously). https://www.cpshomes.co.uk/cps-blog/2026/03/26/How-courts-assess-disrepair-what-a-‘thumbs-up’-emoji-really-means-and-being-a-landlord-is-deemed-a-business https://www.cpshomes.co.uk/cps-blog/2026/03/26/How-courts-assess-disrepair-what-a-‘thumbs-up’-emoji-really-means-and-being-a-landlord-is-deemed-a-business Thu, 26 Mar 2026 09:46:00 GMT Question from a landlord:Hi Nik,There was a fire in the block of flats where my rental property is. The fire service attended and everything seems under control now, but it’s left me wondering what happens next from a landlord’s perspective.Is there anything I should expect or prepare for after an incident like this?Thanks,Mark.---------Nik’s reply:Hi Mark,I’m sorry to learn of that. I hope it wasn’t a major incident and, most importantly, that nobody was hurt.As I don’t have much detail about the circumstances, I’ll answer this based on a recent experience we had with a landlord client of ours, and how our comprehensive approach to compliance allowed them to easily answer the questions the Fire Service posed to them afterwards.What happenedThe property was a converted building in Cathays made up of three flats – a three-bedroom flat on the first floor occupied by three tenants, a two-bedroom flat below it, and a one-bedroom flat above. The same person owns all three flats and the freehold for the building. The fire itself started in the kitchen of the first-floor flat when a tenant was heating oil for cooking. Thankfully, it was contained to a small area of the kitchen and quickly brought under control once the Fire Service arrived. Nobody was injured, and the damage was limited.A lot of people think that once the Fire Service put the fire out and drive away, that’s the end of the story. In reality, it isn’t. They will normally open a file and ask questions. Their aim is to understand how the fire started and whether the building was being managed in accordance with fire safety legislation. Ultimately, it’s about ensuring the safety of everyone living in the property.The fire risk assessmentOne of the first things they asked to see in this situation was a Fire Risk Assessment.The Fire Service enforce The Regulatory Reform (Fire Safety) Order 2005, which makes it a legal requirement for there to be a fire risk assessment covering the non-domestic (communal) areas of blocks of flats. It’s the responsibility of the “responsible person” – typically the freeholder – to ensure that this assessment is in place.A Fire Risk Assessment is essentially a written record identifying potential fire hazards in a building, the people who may be at risk, and the measures in place to reduce those risks. It should also set out the fire detection and warning systems in place to alert occupants if a fire occurs. If the assessor identifies ways the level of risk could be reduced further, the assessment should include a recommended improvement plan and suggested timescales for carrying out those works.This isn’t a document that should just sit in a drawer forever. The legislation states that the responsible person must review the assessment regularly to keep it up to date – particularly if there’s reason to believe it may no longer be valid, or if there have been changes to the building or how it’s used. For landlords who don’t have one, however, the situation can quickly become much more serious. The fire service are the enforcing authority for this legislation, and if you’re unable to produce a Fire Risk Assessment when asked, you run the very real risk of enforcement action or prosecution.How strongly they pursue this might depend on the circumstances – particularly how serious the fire was and whether anyone was injured. Either way, not having a Fire Risk Assessment in place is, quite literally, playing with fire.Fire alarm systemsThe Fire Service also asked to see details relating to the fire alarm systems in both the flat itself and the communal areas. Specifically, they wanted confirmation of the type of system installed, how the alarms interlink between the flats and communal areas, and evidence of recent maintenance by a competent person. Testing recordsThey also asked for records showing weekly and monthly testing of the communal fire alarm system. As part of our management service, we carry out regular testing and inspections for this landlord, so we were able to provide clear records of these visits to satisfy their queries.All of this documentation helps demonstrate that the landlord and managing agent have taken reasonable steps to protect both the building and the people living in it.What if the fire had happened in a building that wasn’t a block of flats?Properties that are let room-by-room also require a Fire Risk Assessment for the shared areas, as these are classed as non-domestic spaces. So, the Fire Service would’ve no doubt asked to see a copy of it in this instance too.For houses let on a single tenancy, there isn’t a specific legal requirement to have a Fire Risk Assessment. However, we would always recommend ensuring that the fire alarm system is inspected and maintained regularly so you know it’s working correctly – and, crucially, you can prove it is to anyone who may ask.Finally, if the property is licensable as a House in Multiple Occupation (HMO), there is usually an additional requirement. HMO licences in Cardiff include a condition stating that the licence holder must inform the local council of any fire at the property within 24 hours of becoming aware of it.While a fire can be a stressful and unsettling event, situations like this reinforce why staying on top of safety compliance is so important. Having the right systems in place – and the records to prove it – protects both the occupants of the property and the landlord if the authorities come asking questions afterwards.Hope this helps.Cheers,Nik Director of Operations CPS Homes Got a lettings question on your mind? Send it my way - I reply privately to every message, and I pick one each month to feature here (always anonymously). https://www.cpshomes.co.uk/cps-blog/2026/03/11/Ask-Nik-“There-was-a-fire-in-my-block-of-flats-–-what-happens-next” https://www.cpshomes.co.uk/cps-blog/2026/03/11/Ask-Nik-“There-was-a-fire-in-my-block-of-flats-–-what-happens-next” Wed, 11 Mar 2026 07:01:00 GMT If you're buying or selling a home in Cardiff, make sure you're following us on Instagram to keep up with our new video series!Cardiff City Centre and Cardiff Bay are home to some of our most recognisable purpose-built apartments, and owners are facing a new challenge - not cladding or building condition, but rising service charges. In Nathan's latest video, find out about the impact it’s having on the property market and learn how careful preparation can make all the difference for both buyers and sellers... Stay tuned for more in this series as we share the real issues we’re seeing right now anyone buying or selling a home in Cardiff - and how to avoid them! https://www.cpshomes.co.uk/cps-blog/2026/02/27/Is-it-mortgageable-Service-Charge-Hikes https://www.cpshomes.co.uk/cps-blog/2026/02/27/Is-it-mortgageable-Service-Charge-Hikes Fri, 27 Feb 2026 12:04:00 GMT If you're buying or selling a home in Cardiff, make sure you're following us on Instagram to keep up with our new video series!In the first episode, Nathan's looking at a property we’re selling in Splott. Despite being built to regulations, recently signed off, fully let and providing a healthy return, we’ve hit an unexpected stumbling block...Stay tuned for more in this series as we share the real issues we’re seeing right now anyone buying or selling a home in Cardiff - and how to avoid them! https://www.cpshomes.co.uk/cps-blog/2026/02/26/Is-it-mortgageable-The-Chip-Shop-Conundrum https://www.cpshomes.co.uk/cps-blog/2026/02/26/Is-it-mortgageable-The-Chip-Shop-Conundrum Fri, 27 Feb 2026 11:54:00 GMT Don’t miss an update ever again – stay informed all year-round signing up for our landlord newsletter.A clear, practical guide to minimum energy efficiency standards from 2030The rules around energy efficiency in the private rented sector are changing. For landlords in Wales, the roadmap is now largely confirmed, the minimum standards are clear, and – crucially – there is time to plan.At CPS Homes, we work with landlords every day who are trying to balance compliance, cost, long-term investment value and tenant demand. This guide is designed to explain what’s changing, what your options are, and how to approach the new standards calmly and strategically.Whether you manage your own property, use another agent, or already work with CPS Homes, our aim is simple: to help you stay compliant in the most practical and cost‑effective way.------------------------------------A quick recap: the current Minimum Energy Efficiency Standard (MEES)Since 2020, MEES regulations have made it unlawful for landlords to let most private rented properties in England and Wales if they have an EPC rating of F or G, unless a valid exemption has been registered.In short:Properties must have an EPC rating of E or above, orThe landlord must have registered a valid exemption on the PRS Exemptions RegisterLandlords who breach the current rules may face financial penalties and restrictions on letting the property.These rules are now being strengthened.------------------------------------What changes from October 2030From October 2030, all privately rented properties – both new and existing tenancies – must meet one of the following conditions:1. A valid EPC with an Energy Efficiency Rating (EER) of C or aboveAlthough EPCs are moving to a new assessment system, the current Energy Efficiency Rating (A-G scale) will continue to appear on EPCs issued up to September 2029.Because EPCs last for 10 years, this means:If you commission an EPC before October 2029 and it shows A, B or C, you can rely on it until that EPC expiresIn some cases, landlords may remain compliant under this route until as late as 2039For many properties – particularly those with gas boilers – this is likely to be the simplest route to compliance.2. A valid EPC meeting the new energy efficiency standardFrom October 2026, EPCs will move to a new system that assesses properties using multiple performance metrics rather than a single headline score.If you do not already hold a valid EPC rated A-C under the old system by October 2029, you will need to:Commission a new‑style EPCEither meet the required standards under that EPC, orRegister a valid exemption3. A registered MEES exemptionWhere it is not reasonable or cost‑effective to bring a property up to the required standard, landlords will be able to rely on a range of exemptions. These are a legitimate part of the system and will apply to a significant number of properties.We explain these in more detail later in this guide.------------------------------------Understanding the new EPC system (plain English)The new EPC framework moves away from a single A-G score and instead assesses properties across several metrics. For landlords, three metrics matter.Fabric performance (the priority)This measures how well the building retains heat and covers items such as:InsulationDouble or secondary glazingDraught‑proofingThis is the primary metric under the new rules. Landlords must meet a C rating for fabric performance first.In practice, the standards for insulation and glazing are expected to be broadly similar to those under the existing EPC system.Heating systemsThis looks at the efficiency and carbon impact of the heating system.Gas boilers are expected to score poorlyHeat pumps and low‑carbon systems score much more favourablySmart readinessThis assesses a property’s ability to support energy‑management technology, such as:Smart metersSolar panelsBattery storageHow the metrics work togetherUnder MEES, landlords must:Meet the required standard for fabric performance, andMeet the required standard for either smart readiness or heating systemsIf you cannot achieve a C rating in two metrics, you will need to register an exemption.------------------------------------EPC timing: what happens between now and 2030If you hold an EPC rated A, B or C before October 2029You can continue to let the property until that EPC expiresYou do not need to meet the new standard or register an exemption during that periodBy October 2029Any property without an A-C EPC will need a new‑style EPCYou will then need to either improve the property or apply for an exemptionFrom October 2030Properties that do not meet one of the compliance routes cannot be legally let------------------------------------Exemptions: when upgrading doesn’t make senseExemptions are not loopholes. They exist because some properties cannot reasonably meet the new standards.At CPS Homes, we expect exemptions to be a normal part of compliance for many landlords. The following exemptions are expected, though more may still be added:Cost cap exemptionLandlords will not be required to spend more than £10,000 per property.Key points:Costs from October 2025 onwards count toward the cap, so be sure to retain receipts and invoicesThe cost of having the EPC is includedFossil‑fuel heating installations do not count toward the capIf the next cheapest measure would exceed the cap, an exemption can be registeredAll improvements made exemptionWhere you have made all the improvements recommended on the EPC and the property has still not reached the minimum standard, you can register an exemption.Solid wall insulation exemptionWhere the only remaining fabric improvement is solid wall insulation, landlords can choose not to install it and instead rely on an exemption.Property value exemptionIf a property is worth less than £100,000, landlords will not be required to spend more than 10% of the property’s value on improvements.Negative impacts exemptionWhere the available measures would devalue the property or negatively impact it, an exemption can be registered.Third party refusal exemptionWhere a tenant or freeholder, for example, refuses consent for work to be done, this can be cited when registering an exemption. You’ll need written proof if consent is refused, so it’s important to request consent in writing and keep a written record of the response in case you need it later.New landlord exemptionA six-month grace period will be given to new landlords to meet the minimum standard or register an applicable exemption.The Government is also exploring a portfolio-based approach to cost caps, where landlords could balance costs across their portfolio.------------------------------------How different landlords should approach the changesProperties already EPC C under the current systemYou remain compliant until your existing EPC expiresEPC methodologies change, so small efficiency improvements can help protect your ratingProperties close to EPC CModest upgrades may allow you to reach C and renew close to Sept 2029This will secure compliance for a further 10 yearsProperties far below EPC CWaiting for the new EPC system may allow better planningEarly upgrades that improve fabric performance can still count toward the £10,000 capElectrically heated or solar‑equipped propertiesThe new system is likely to favour these homesWaiting for the new EPC may improve your rating without major works------------------------------------Typical improvement measuresCommon EPC recommendations include:Insulation upgradesLow‑energy lightingDraught‑proofingImproved glazingSolar panelsFabric improvements should always be prioritised before considering heating or smart technology, as non‑fabric measures will not count toward the cost cap unless fabric standards are already met.------------------------------------Costs and funding support in WalesIt’s said that upgrading to EPC C typically costs £6,000-£12,000, depending on the property.There are, however, several existing grant schemes that may help reduce the cost. We expect more to be announced, too.Boiler Upgrade SchemeSupports the replacement of fossil‑fuel systems with heat pumps or biomass boilers.EligibilityYou must own the property, including businesses, second homes, or rental properties.You can still qualify if you’ve already made energy-efficiency improvements, such as installing insulation.Available to both owner-occupiers and landlords.How it works / how to applyRequest quotes from an installer certified under the MCS scheme.The installer will confirm whether you meet the eligibility criteria.Once you accept a quote, the installer submits the application on your behalf.The grant value is taken off the total cost, reducing your final bill.Great British Insulation Scheme (GBIS)Supports cavity wall and loft insulation.EligibilityThe property must have an EPC rating between D and G.Homes must fall within Council Tax Bands A–E in Wales.Open to homeowners, landlords, and tenants.Households receiving certain benefits may qualify for extra assistance.How it works / how to applyConfirm eligibility using your EPC rating and council tax band.Your energy supplier will organise an assessment of the property.You are under no obligation to proceed if you’re unhappy with the assessment or associated costs.Nest (Wales only)A Welsh Government scheme supporting low‑income and vulnerable households.EligibilityYou must either own your home or rent from a private landlord.Your property is expensive to heat and has poor energy efficiency.You or someone in your household is on a low income and either receives a means-tested benefit or has a long-term health condition.------------------------------------How CPS Homes supports landlordsWe don’t expect landlords to navigate these changes alone.At CPS Homes, we can:Arrange and manage EPC assessmentsAdvise on EPC recommendations and prioritiesIdentify relevant grants and fundingAssess whether exemptions applyHandle exemption applications and registrationRecommend and instruct suitable contractorsManage compliance on an ongoing basisOur role is to help you make informed decisions – not push unnecessary works.------------------------------------Planning ahead with confidenceNow that the roadmap is confirmed, landlords can plan with clarity rather than urgency.How you respond will depend on your property, your EPC position and your long‑term plans – but there are sensible options in every scenario.If you’d like to talk through your position or have your portfolio reviewed, you’re welcome to contact:Nikki Lewis Director of Operations & Compliance Expert CPS Homes nikki.lewis@cpshomes.co.ukWe’re always happy to help landlords understand their options and plan the most practical route forward. https://www.cpshomes.co.uk/cps-blog/2026/02/12/What-landlords-in-Wales-need-to-know-about-the-new-EPC--MEES-rules https://www.cpshomes.co.uk/cps-blog/2026/02/12/What-landlords-in-Wales-need-to-know-about-the-new-EPC--MEES-rules Thu, 12 Feb 2026 12:09:00 GMT If you’re looking to buy a property in Cardiff this year, our new buyer series is for you. I’ve been quizzing Nathan, our Sales Director, on the key questions buyers should be asking at viewings - the ones that help you look beyond first impressions and make confident, informed decisions. One of the most important (and often underestimated) questions is simply: are there any known issues with the property?- Gemma, Social Media ManagerThe details that really matterIt’s easy to assume that if a home looks great in the photos - and in person - everything must be in good working order. But appearances don’t always tell the full story, which is why this question matters far more than many buyers realise.Asking about known issues isn’t about expecting problems; it’s about understanding the reality of the home you’re considering. Every property has a history, and it’s worth finding out what sits beneath the surface. Things like the age of the boiler, when the roof was last replaced, whether there’s a damp course in place, and what maintenance has been carried out recently can all have a big impact on future costs.These aren’t things that always show up during a viewing, but they can make a significant difference once you move in. Knowing this information early helps you plan properly and avoid surprises down the line.Thinking ahead, not just moving inIt’s also sensible to ask about planning consents or permitted development rights, especially if you’re considering extending or making changes in the future. A home that suits you now may need to adapt with you over time, and understanding what’s allowed - or already approved - can shape your long-term plans.For buyers looking at Cardiff homes as a long-term investment, this kind of clarity is invaluable.Small issues can become big onesMinor problems that haven’t been addressed can sometimes grow into expensive repairs if left unchecked. Many issues are simply part of owning and maintaining a home, not deal-breakers, but asking upfront allows you to understand what’s already known and flag anything you notice to your surveyor, so it can be investigated properly before you commit.A good estate agent should be able to give you background and context, helping you separate genuine concerns from routine maintenance that comes with owning a home.The takeawayAsking whether there are any known issues with the property is one of the smartest questions you can ask at a viewing. It helps you:Look beyond surface-level presentationUnderstand potential future costsPlan any works or improvements realisticallyMove forward with confidence, not assumptionsFor Cardiff first-time buyers especially, this question can make the difference between a smooth purchase and an unexpected complication. Because a well-informed buyer isn’t pessimistic - they’re prepared!If you're buying a home this year, we have plenty more help and advice over in our buying section. https://www.cpshomes.co.uk/cps-blog/2026/02/10/Questions-to-ask-at-a-viewing-Are-there-any-known-issues-with-the-property https://www.cpshomes.co.uk/cps-blog/2026/02/10/Questions-to-ask-at-a-viewing-Are-there-any-known-issues-with-the-property Fri, 23 Jan 2026 12:19:00 GMT Congratulations Rhys on 20 years of service at CPS Homes! How does it feel to reach such a milestone?It honestly doesn’t feel like 20 years, it’s flown by. I’ve been lucky to work with great people, great clients, and in a city I really love. It might sound cliché, but after all this time CPS Homes really does feel like a family!Tell us a bit about what brought you to Cardiff. I moved to Cardiff from Bala in North Wales 23 years ago. I met my wife here - she’s also a fellow North Walian - and we now have two fantastic children. How she saw past my love of cars and five-a-side football, I’ll never know!What does your day-to-day role look like at CPS Homes? You could say I’m the "go-to guy" for landlords who want new tenants found, want advice on how to get more out of their buy-to-let, or are looking to buy new investment properties. A big part of my role is taking the time to really get to know each client, whether they’re new or existing, so I can find solutions that suit them.What do you enjoy most about your job? I’m in a pretty privileged position because I have the time to get to know people really well. It’s incredibly satisfying seeing properties I’ve recommended clients buy working well for them long-term. On the flipside, I've advised clients not to buy certain properties they've linked me to, which is just as satisfying.I also really enjoy suggesting improvements to existing rental properties, things like new layouts or small changes to maximise rental income. Clients are often amazed at the difference relatively small tweaks can make to the look, feel, and performance of a property.What’s something you want landlords to know about CPS Homes? Again, I’d say it’s that we’re dedicated to making sure their properties are working as hard as possible - and that we do it with a personal touch. I believe we offer an unrivalled wraparound service for both seasoned investors and those who are new to buy-to-let. Because we only operate in Cardiff, our knowledge is local and specialist - so when we say we understand the market, we really do.What do you enjoy doing in your spare time? I’ve always been passionate about rugby, and I think it’s so important for children to take part in sport. That made it an easy decision for me to become a coach for the Clwb Rygbi junior team, which my son Twm absolutely loves playing for.It’s a fantastic club with great kids, great parents, and great coaches. As a proud Welsh speaker, Clwb is especially meaningful to me because the children get to learn and play rugby in Welsh - building confidence, friendships, and a real sense of belonging along the way. I’m also really proud and pleased to say that CPS Homes are sponsors of the team!How have donations from CPS Homes helped the team so far? They’ve made a huge difference. Donations have helped us maintain and improve facilities for junior players, support participation in tournaments and events, and cover various behind-the-scenes costs.Most recently, the donation has gone towards a brand-new kit, which is incredibly exciting for the team. I love working for a company that’s been active in the local community from day one and that genuinely supports staff involved in youth projects like this.Thanks, Rhys! Here’s to many more years of having you as an invaluable part of the CPS Homes team. https://www.cpshomes.co.uk/cps-blog/2026/02/01/Celebrating-20-years-of-our-Lettings-Manager-Rhys https://www.cpshomes.co.uk/cps-blog/2026/02/01/Celebrating-20-years-of-our-Lettings-Manager-Rhys Sun, 1 Feb 2026 21:15:00 GMT Nikki Lewis, Director of Operations at CPS Homes, brings us his observations on the rise of AI in tenant communications and what it means for landlords…I’ve been thinking about writing an observational piece on the increasing use of so-called “AI assistants” in the private rented sector for some time now. A particular email I received from a tenant recently was, to borrow a phrase, the straw that broke the camel’s back.The email was impeccably structured, confidently worded, and very obviously generated by ChatGPT. It had all the usual hallmarks: em dashes (“—“) liberally sprinkled throughout, selective phrases emboldened for emphasis, and that familiar, slightly formulaic tone AI produces when it’s trying to sound authoritative.None of that, in itself, is a problem. I’m not anti-AI. I use it myself occasionally (even in writing this piece, ironically!). Where it crossed into unforgivable territory was the substance. The email cited legislation that (a) has never existed, (b) was superseded decades ago, and (c) only applies to England – despite the property being in Wales. A landlord without sufficient knowledge of housing laws could’ve easily been taken in by the e-mail.“ChatGPT can make mistakes. Check important info”The above message is displayed at the bottom of every screen when using ChatGPT: the most well-known and tested AI assistant, I’d wager. Unfortunately, in our experience, users are consistently ignoring that warning and treating its output as gospel.And this isn’t just anecdotal. We are now seeing cases reach court where judges have explicitly noted that claims or defences appear to have been written wholly by AI. In some instances, these have been drafted by solicitors. In one case I read about recently, a landlord applied for a declaration of breach of lease. The leaseholder respondents cited three cases they believed were relevant to their defence – only they didn’t exist. The judge accepted this was not an attempt to mislead, but the lack of care went directly to the credibility of their evidence.What’s striking is how quickly judicial tolerance appears to be diminishing. Early cases treated AI-generated errors as unfortunate but understandable. More recent decisions suggest a much firmer stance: if you put something before a court or tribunal, you are responsible for its accuracy – regardless of whether it was written by a human or a chatbot.Against that backdrop, it should come as no surprise that we are seeing more and more tenants using AI when communicating with us, particularly where there is a dispute. Emails are longer, more assertive, and often framed in quasi-legal language that suggests the tenant is firmly in the right and the landlord very much in the wrong.Where AI becomes dangerousAI is ‘brilliant’ (cough!) at reinforcing conviction. If you already think you’re right, it will happily give you a well-worded explanation of why you’re right. If you’re doubtful, it will often convince you anyway. Where the underlying position is sound, that can be helpful. Where it isn’t, it creates a false sense of certainty that can escalate disputes unnecessarily.From a landlord’s perspective, this trend is only going to grow. AI tools are now embedded in email clients, search engines and phones. Tenants don’t see themselves as “using AI” – they see themselves as getting help writing an email. That means landlords need to be alive to the fact that the tone and confidence of a message is no longer a reliable indicator of its legal accuracy.What this means for landlordsWhat landlords cannot realistically – or legally – do is refuse to engage with correspondence simply because they suspect it was written by AI. Nor should they. The content still needs to be addressed, but it does need to be read carefully.One of the biggest risks I see is landlords being wrong-footed by confidently written emails that, taken at face value, appear to set out a compelling legal argument. A well-structured paragraph with bold headings and statutory references can be surprisingly persuasive, even when it’s fundamentally wrong. Landlords need to retain their own conviction and avoid being swayed by presentation over substance.Where this leaves landlords – and where CPS Homes adds valueA strong working knowledge of the law has never been more important. If tenants are going to arrive armed with AI-generated legal arguments, landlords need to be able to distinguish between what sounds right and what actually is right. That’s where professional support becomes critical. At CPS Homes, this is very much the space we operate in: correcting misunderstandings, pushing back on incorrect assertions, and making sure positions are grounded in the real legal framework, not a hallucinated one. All on behalf of our landlord clients.Responses should be calm, measured and evidence-based. One of the downsides of AI-generated correspondence is that it can escalate tone very quickly. There is often an implied threat of action, complaint or litigation.It’s also worth saying that this cuts both ways. Tenants are not the only ones using ChatGPT – landlords undoubtedly are too. We extend exactly the same word of caution to them. AI can be a useful research tool, a starting point, or a way of structuring thoughts. It is not a substitute for legal advice, nor is it something to rely on blindly. Anything sent to a tenant, tribunal or court should be checked, and checked again.Closing thoughtsI suspect we’re heading towards a period where AI-generated communication becomes the norm, not the exception. The novelty will wear off, but the volume won’t. At the same time, scrutiny – from courts, tribunals and regulators – will continue to tighten. Carelessness, even if well-intentioned, will increasingly have consequences.For landlords, the takeaway isn’t to fear AI or dismiss it outright. It’s to understand its limitations, recognise its influence, and make sure that decisions are driven by actual law and evidence rather than confidence dressed up as correctness.As managing agents, that’s exactly where we add value. We act as a filter between AI-fuelled assertions and legal reality, ensuring that landlords are supported, informed and not unnecessarily pushed into conceding ground they were never required to give up in the first place.In a sector already under pressure, that distinction matters more than ever.Like what you’ve read? Keep up with our latest landlord tips and updates by signing up for our landlord newsletter. https://www.cpshomes.co.uk/cps-blog/2026/01/29/Tenants-ChatGPT-and-the-Private-Rented-Sector-A-trend-landlords-can’t-ignore https://www.cpshomes.co.uk/cps-blog/2026/01/29/Tenants-ChatGPT-and-the-Private-Rented-Sector-A-trend-landlords-can’t-ignore Thu, 29 Jan 2026 20:47:00 GMT Smoke and heat alarms (as well as carbon monoxide detectors) all have a 'replace by' date, e.g. an expiry date. It’s something that’s easy to miss - but it’s crucial for safety and legal compliance. Let’s break it down... How to check the expiry date Detectors don’t last forever. Over time, their sensors degrade, meaning they may not detect smoke or heat reliably. Most detectors clearly display their 'replace by' date on the back or side of the unit, but you – or someone you instruct to attend – may need to unscrew the head to reveal it. What the law says Under The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022, landlords must ensure that "During each period of occupation, there is a smoke alarm on each storey of the dwelling, and it must be in repair and proper working order." In addition, guidance used by local authorities, fire services and fire risk assessors (Section 32.5, LACORS, 2009) states that: All detectors should be tested at least once a year to ensure they respond to smoke. Grade A systems (those with a control panel) should be serviced every six months. Servicing and testing of all systems should be completed by a specialist alarm engineer. Testing must meet the standards set out in the relevant British Standard: BS 5839: Part 1, Section 6. Where 'replace by' dates come into this If a detector has passed its 'replace by' date, it becomes very difficult to argue that it is still in the "proper working order" required by the legislation, particularly when the manufacturer has clearly marked the unit as expired, essentially. If a local authority or the fire service queries it, landlords could find themselves in a very tricky position, especially if there's been a serious incident. The best way to stay covered We highly recommend that a qualified person carries out 6 or 12-monthly inspections (depending on system type) and issues a Fire Detection and Fire Alarm System Inspection and Servicing Report. This certifies that the system has been inspected, serviced, is working as it should be, and detectors are in-date. At CPS Homes, we have trusted connections with local, qualified trades who can get your report issued quickly and professionally, all for a very reasonable cost due to the amount of work we issue to them. If you are a landlord in Cardiff and want to learn more about this benefit offered exclusively to our managed clients, get in touch with us today on 02920 668585 or lettings@cpshomes.co.uk. Further support We've put together a full compliance section on our website if you’d like to know more about smoke alarm requirements, testing, and landlord responsibilities in Wales. https://www.cpshomes.co.uk/cps-blog/2026/01/27/Did-you-know-that-fire-alarms-have-a-replace-by-date https://www.cpshomes.co.uk/cps-blog/2026/01/27/Did-you-know-that-fire-alarms-have-a-replace-by-date Tue, 27 Jan 2026 09:16:00 GMT If you’re looking to buy a property in Cardiff this year, our new series is for you! I’ve been quizzing Nathan, our Sales Director, on the key questions every buyer should be asking, uncovering all the inside information you need to make your property purchase as smooth and informed as possible. Whether you’re a first-time buyer or moving up the property ladder, these insights will help you approach viewings and offers with confidence. The first question we've covered is "Why are the owners selling?" - here's why it's so important to ask. - Gemma, Social Media Manager View this post on Instagram A post shared by Cardiff Sales & Lettings (@cps_homes) "Why are the owners selling?" Buying a home is one of the biggest decisions you’ll ever make, and it’s natural to want to get as much information as possible before committing. It's completely fine to ask why the house is being put up for sale, and it’s actually one of the most useful things you can find out when viewing a property in Cardiff. Understanding the story behind the sale Asking why a property is on the market isn’t about prying into someone else’s life. It’s about giving yourself the full picture so you can make a confident decision. Sellers move for all sorts of reasons, and knowing these can really help shape your approach. Some sellers relocate because of schools. If you’re planning to start a family, knowing this upfront means you can check the local primary or secondary schools before making an offer - helping you avoid a situation where you might need to move again sooner than you hoped. Others move because of work - maybe a new role or a relocation. That kind of urgency can actually work in your favour, giving you flexibility on timing or even price. And don’t forget about lifestyle factors, like transport links. Sellers may not mind a long commute, but if easy access to Cardiff city centre matters to you, it could be a dealbreaker. Asking shows you’re a thoughtful buyer It’s common for first-time buyers to worry that this question might feel awkward - but a good agent will see it as exactly what it is: practical, sensible, and smart. Asking why the owners are selling shows that you’re thinking about how the home fits your life, not just about ticking boxes. A knowledgeable agent will help you understand the story behind the property. That insight can highlight opportunities, flag potential challenges, and give you the confidence to make an informed offer. When you do ask, frame it in a friendly, practical way. Something like: “Would you mind sharing why the property is being sold?". This keeps it professional and polite. The bottom line... Asking why the owners are selling isn’t prying — it’s being smart. For first-time buyers in Cardiff or anyone searching for Cardiff homes, knowing the reasons behind a sale can help you: Decide if the property really suits your lifestyle Spot potential negotiation opportunities Avoid surprises with timing, location, or local amenities It’s one simple question that can make a big difference. Because when it comes to buying a home, having the full story helps you move with confidence, and that’s always worth it! If you're buying a home this year, we have plenty more help and advice over in our buying section. https://www.cpshomes.co.uk/cps-blog/2026/01/23/Questions-to-ask-at-a-viewing-Why-are-the-owners-selling https://www.cpshomes.co.uk/cps-blog/2026/01/23/Questions-to-ask-at-a-viewing-Why-are-the-owners-selling Fri, 23 Jan 2026 10:34:00 GMT Don’t miss an update ever again – stay informed all year-round signing up for our landlord newsletter.The Government have today announced the long-awaited changes on Minimum Energy Efficiency Standards (MEES) for the private rented sector (PRS).The headlines: To continue to legally let them out, landlords will need to upgrade their properties to meet EPC Band C across two* metrics by October 2030. Properties which meet EPC Band C before October 2029 will be considered compliant with the regulations until that EPC expires, even after new* EPCs are introduced. The spending cap (the maximum amount landlords will have to spend to reach the ‘C’ rating) will be £10,000 per property, and all improvements made from October 2025 onwards will count towards this cap. If the maximum £10,000 has been spent and the property is still not a ‘C’, the property will be allowed an exemption – though it must be registered. Funding will be available to landlords through low-interest loans.*As we’ve written about previously, the Government intends to change the way EPCs look and are calculated in the near future. Rather than one overall energy efficiency rating, we expect there to be multiple headline metrics, including ‘fabric performance’, ‘heating system’ and ‘smart readiness’.The Government is encouraging a fabric-first approach, e.g. installation of insulation or replacement windows. While this has not yet been formally confirmed, our understanding is that reaching Band C for ‘fabric performance’ will be mandatory, with landlords then able to choose whether their second Band C is achieved through improvements to the ‘heating system’ or ‘smart readiness’.Your property’s existing energy ratingNot sure what your existing EPC rating is, or when it expires? Check on the online register.More information to comeThis information comes from the release of the Government’s Warm Homes Plan, which was published earlier today. It doesn’t go into much more detail than what we’ve covered above, so there will undoubtedly be further information released in the coming weeks and months.How CPS Homes will be helping clients As ever, we’ll be keeping a close eye on the detail that will be released in the near future, including the funding available to landlords in Wales. We’ll be sure digest it and provide advice to our clients in simple, practical terms. Watch this space. https://www.cpshomes.co.uk/cps-blog/2026/01/21/Breaking-news-New-minimum-energy-efficiency-standards-confirmed https://www.cpshomes.co.uk/cps-blog/2026/01/21/Breaking-news-New-minimum-energy-efficiency-standards-confirmed Wed, 21 Jan 2026 16:37:00 GMT By Nikki Lewis, Director of Operations and Compliance ExpertAs we head into 2026, there’s no single issue set to dominate the year for landlords in Wales. That’s in contrast to England, where the implementation of the Renters’ Rights Act will understandably command most of the attention.For Welsh landlords, the year ahead looks more about awareness and planning than reacting to one major reform. Experts are already pointing to a slowdown in rental growth, EPC reform is expected to bring long-awaited clarity that will prompt some landlords to consider what they need to do to ensure they can continue letting their properties, and a number of quieter regulatory and administrative changes are beginning to take shape.None of this signals upheaval, but it does reinforce the importance of staying informed and keeping an eye on developments as they emerge. Below, I’ve set out a few of the areas I think landlords in Wales ought to be aware of as the year unfolds.Rental growth: resetting expectationsOne of the clearest shifts I expect landlords to feel in 2026 is a cooling in rental growth. Not falling rents – but a move away from the sharp uplifts many have come to expect.Recent data from Zoopla points to the weakest rental market conditions in six years. Tenant demand has dropped by around 20% year-on-year, while the supply of homes available to let has risen by roughly 15%. That change in balance matters.Zoopla say two forces are driving this. The first is migration. Office for National Statistics estimates suggest net migration fell by around 78% between June 2023 and June 2025. Fewer new arrivals means less pressure at the lower and mid ends of the rental market in particular.The second is home ownership. Falling mortgage rates and more generous lending criteria have brought first-time buyers back in force. Research from Hamptons shows that a record 33% of all homes sold in Britain during 2025 went to first-time buyers – nearly double the proportion seen a decade ago.For landlords, this doesn’t mean panic. But it does mean realism. Rent increases will need to be more defensible, well-timed, and grounded in local evidence rather than expectation – a theme that carries through to my next area landlords should be paying close attention to in 2026…Rent challenges: a sign of things to come?Another development I’m watching closely is how quickly Welsh Government moves to expand tenants’ rights to challenge rent increases.At present, only tenants whose occupation began before the Renting Homes (Wales) Act (RHWA) came into force in December 2022 can formally refer rent increases to the Residential Property Tribunal. However, a recent Rent Assessment Committee decision noted that Welsh Government is actively considering extending this right to tenants who moved in after RHWA took effect.If that happens, rent setting in Wales could begin to look more like a regulated process than a commercial negotiation. Landlords will need to ensure increases are clearly evidence-based and procedurally robust, as it costs tenants nothing but a little bit of their time to formally challenge an increase.What landlords worry about:“Will my rent increase get challenged – and if it is, am I exposed?”CPS Homes’ role:This is where evidence and process really matter. We don’t simply pass on market headlines – we benchmark rents against live local data, document the rationale for increases, and ensure notices are served correctly.If an increase is challenged, that paper trail becomes critical because the Residential Property Tribunal will want to see it. Our role is to make sure rent reviews are not just commercially sensible, but defensible if scrutinised by a tribunal.New minimum energy efficiency standards: clarity at last – and new risksThe long wait for new minimum energy efficiency standards and EPC reform in general should finally come to an end in 2026. I expect the Government to publish its response to the 2025 Minimum Energy Efficiency Standards consultation, giving landlords much-needed clarity on both timelines and expectations.What’s particularly important is that EPCs themselves are likely to change, not just the minimum standards attached to them. Rather than a single headline rating, we’re likely to see multiple headline metrics, with a revised scoring methodology underneath.As the new assessment model begins to replace the old one, some properties will see their ratings improve or worsen without any physical changes having been made. The methodology is shifting decisively towards electrification – favouring heat pumps and low-carbon systems – and away from gas.Once announced, it’ll push landlords firmly into a planning phase: reviewing portfolios against new metrics, identifying exposure, and deciding how – and when – to invest.UPDATE AS OF 21/01/2026: The Government have now announced the new minimum energy efficiency standards. Read our blog post on the story for the full rundown.What landlords worry about:“Will I suddenly be non-compliant without realising – or will I be left needing to do a lot of work at short notice?”CPS Homes’ role:We go beyond just flagging future standards. We’re already reviewing EPC exposure across portfolios, identifying properties most likely to be affected by scoring changes, and helping landlords prioritise works sensibly rather than reactively.The aim is to avoid rushed spending, void periods, or last-minute compliance problems once new standards are confirmed.Wales and the Renters’ Rights Act: limited scope, but important changesOnly a tiny fraction of the Renters’ Rights Act applies to Wales, so landlords this side of the border won’t have to deal with the mountain of changes coming England’s way from 1st May. It’s our turn to sit back and watch, as they did with us when we contended with the introduction of Renting Homes (Wales) Act three years ago. Landlords here can be safe in the knowledge that fixed-term tenancies remain, ‘no-fault’ evictions continue to be possible, and Awaab’s Law does not apply.However, one part of the Act does extend into Wales – and it’s one landlords shouldn’t overlook, especially if they source their own tenants.It will become unlawful to discriminate against prospective tenants because they have children or receive benefits.In practical terms, landlords and agents cannot refuse enquiries, viewings, or tenancies on those grounds. Any existing clauses in mortgages, insurance policies (once renewed), superior leases or contracts that attempt to restrict letting to families or benefit recipients will become ineffective.Defences are extremely limited. What concerns me most is not deliberate discrimination, but unintended bias. To help, we’ve produced a full, detailed guide on these discrimination changes.What landlords often think:“If I use an agent, this isn’t my problem.”What’s actually true:It is still their problem. This is an area where landlords can be exposed without realising it. Even where an agent is instructed, liability does not automatically disappear. Decisions made during marketing, enquiries, or viewings can still be attributed to the landlord.CPS Homes’ role:We’re reviewing marketing language, enquiry handling and applicant assessment processes to remove unintended bias and ensure decisions are evidence-based and lawful. That protects not just tenants, but landlords – because discrimination claims are about process as much as intent.Enforcement powers: a warning sign for the futureOne of the least discussed – but potentially most significant – parts of the Renters’ Rights Act is the new statutory duty placed on English local authorities to enforce landlord legislation.As of December 2025, councils in England are legally required to investigate breaches. To be exact, the legislation reads: “It is the duty of every local housing authority to enforce the landlord legislation in its area”.This is backed by new Government guidance setting out typical fine levels, with proceeds recycled back into the authority.Given the funding pressures local authorities face, this creates a clear incentive to prioritise landlord compliance. While Wales has not yet mirrored this duty, it’s impossible to ignore the direction of travel. I’m sure Welsh authorities would like the opportunity to generate more funds, but we also know how under resourced they are, so would they want the duty? It’s one to keep an eye on.What landlords worry about:“Will councils suddenly start targeting us?”CPS Homes’ role:One of the key ways we support landlords is by maintaining consistent records – from safety certificates to notices and correspondence – so that if a local authority does make enquiries, responses are clear, complete and timely. Increased enforcement only becomes a problem where compliance is patchy or poorly documented.A quiet local shift: Cardiff’s additional HMO licensingOne change that’s flown under the radar is the end of Cardiff Council’s Additional HMO Licensing scheme for Plasnewydd (Roath), which expired on 31st December 2025.Additional licensing schemes can only run for five years at a time, and while no formal decision has yet been made on redeclaration, I expect the scheme will return following consultation at some point.In the meantime, this is a small but welcome breathing space for landlords who thought they might need to renew a licence imminently. All existing licences remain valid until their stated expiry date, and all licence conditions must still be complied with.It’s also important to be clear: mandatory HMO licensing still applies in the area. Any property with three or more storeys and five or more unrelated occupants forming more than one household still requires a licence, regardless of location.Making Tax Digital: administrative pressure ramps upApril 2026 marks the first major wave of Making Tax Digital for income tax – and for many landlords, this will feel like a significant shift.From 6th April, if you are a landlord or self-employed with annual qualifying income over £50,000, you will need to begin quarterly digital submissions to HMRC, with the first filing due in August. This isn’t optional, and it won’t be possible without commercial software or an accountant. HMRC produced a step-by-step guide to follow.The key point here is that the threshold is based on gross income, not profit. Landlords with relatively modest net returns after costs may still be caught.This first phase is expected to affect around 780,000 people, with further expansion in 2027 and 2028 to include those earning as little as £20,000. Despite this, awareness remains low. An NRLA study found around a quarter of landlords were not really aware of the changes, even though two-thirds expect to be affected by 2028.What landlords worry about:“This is admin I don’t have time for.”CPS Homes’ role:While tax compliance itself sits with landlords and their advisers, we’re conscious that Making Tax Digital increases the importance of accurate, timely records. For managed landlords, we ensure rental statements and expenditure records are clear, consistent and exportable, reducing friction when quarterly reporting begins.Final thoughts2026 will not be defined by a single piece of legislation, but by execution across many fronts.Slower rental growth, EPC reform, digital tax reporting, evolving discrimination rules and the steady expansion of enforcement powers all point in the same direction: letting is becoming more professional, more scrutinised, and less forgiving of error.Our role at CPS Homes is to take that complexity off landlords’ plates – translating change into day-to-day decisions, embedding compliant processes, and maintaining the evidence needed to protect our clients if decisions are challenged. The landlords who succeed won’t be those who react fastest to headlines, but those who are supported to plan carefully, document properly, and stay ahead of compliance before it becomes urgent. https://www.cpshomes.co.uk/cps-blog/2026/01/10/A-look-ahead-to-2026-what-Welsh-landlords-should-expect https://www.cpshomes.co.uk/cps-blog/2026/01/10/A-look-ahead-to-2026-what-Welsh-landlords-should-expect Sat, 10 Jan 2026 07:06:00 GMT The start of a new year always feels like a fresh page and if you’re thinking about selling your home in Cardiff, now’s the perfect moment to pause and consider what buyers are really looking for.Across Cardiff and the surrounding areas, buyer priorities are evolving.Here’s what we’re seeing in 2026:Homes that work for modern lifePeople are using their homes differently now - and buyers notice the potential of your space.Many buyers mix office days with working from home. Spaces that can flex - a spare room as a study, a dining room that doubles as a workspace, or a clear separation between living and working areas - are highly appealing.Families are thinking ahead. Extra rooms for guests, older family members, or children staying at home longer are all on the wishlist. Ground-floor rooms and sensible flow between spaces make a home feel like it will work now and for years to come.Buyers aren’t always chasing the bigger homes either - they want homes that feel well thought through, with spaces that make sense and are easy to live in.Energy efficiency & running costsRunning costs are front of mind for buyers, but we have to say, we find their expectations do tend to be realistic.Buyers want clarity..how expensive is the home to heat? What improvements have been made? Are there easy ways to improve efficiency over time?Small, practical upgrades such as a modern boiler, improved insulation, or double glazing, can make a big difference.In newer Cardiff developments, energy ratings and future-proofing are increasingly important.For sellers, we'd say this isn't to say you need to be thinking of huge renovations. It’s about knowing your home, understanding its running costs, and being able to explain them honestly. Location mattersLocation has always mattered, but today buyers are looking beyond the postcode.Walkable access to shops, schools, cafés, and parks makes a property more appealing.Cardiff buyers value a sense of community and local conveniences. Areas like Roath, Canton, Penylan and Splott are increasingly popular for their strong sense of community, local cafés, and indepdendent shops. Families and dog owners love being close to green spaces like Roath Park, Llandaff Fields, Victoria Park and Penarth’s seafront, perfect for walks and weekend strolls.Good links to work, schools, and services can be the deciding factor for many buyers.We make sure these local highlights are front and centre in our marketing. From lifestyle-focused photos and videos to detailed property descriptions to showcasing proximity to schools, green spaces, and local amenities, we help buyers see how your home fits into the life they want to live.Condition & presentationFirst impressions matter more than ever.Buyers in 2026 are less willing to take on major projects unless they’re priced accordingly. Decorating? Fine. Big repairs? Less appealing.Clean, well-maintained homes with good natural light give buyers confidence and make them feel a property is move-in ready.Homes presented clearly and honestly attract more serious interest and tend to sell faster.Even small signs of neglect can give buyers pause. Addressing straightforward issues before marketing often makes a home feel simpler, easier, and more inviting.Properties with potentialBudget-conscious buyers are looking for easy, practical wins rather than huge projects.Think kitchens, bathrooms, flooring, and storage - improvements that make a difference without breaking the bank.Solid, good-value homes where comfort and practicality are built in are in high demand.Confidence & transparencyAlongside physical features, buyers are placing more value than ever on clarity and honesty.Clear pricing, transparent information, and organised viewings make buyers feel comfortable and in control.Homes that feel straightforward to buy often attract stronger enquiries than those that raise questions. Selling in 2026: Make your home stand outThinking about selling this year? Make sure you work with an agent who shouts about all the great features of your home and does everything possible to make it stand out and achieve the best sale.Get in touch with our team today to find out how we can help you present your home for maximum impact. https://www.cpshomes.co.uk/cps-blog/2026/01/08/What-are-Cardiff-home-buyers-looking-for-in-2026 https://www.cpshomes.co.uk/cps-blog/2026/01/08/What-are-Cardiff-home-buyers-looking-for-in-2026 Thu, 8 Jan 2026 11:39:00 GMT Insight from Director of Operations and Compliance Expert, Nikki Lewis.A recent decision made by the Rent Assessment Committee at the Residential Property Tribunal is a useful reminder of where the law currently stands on rent increases under the Renting Homes (Wales) Act 2016 (RHWA) – and raises a few eyebrows too.As the Tribunal ultimately confirmed, the occupier had no legal right to ask the Committee to review the landlord’s rent increase.And yet, despite striking the application out for lack of jurisdiction, the Committee still: attended and inspected the property, and went on to comment that they would have sided with the tenant had they had the power to do so.The decision is therefore worth reading – not because it changes the law (it doesn’t), but because it clearly illustrates how rent increase challenges are being approached in practice, and where things may be heading.The full detailsThe case concerned a property in Bridgend, where the contract-holder moved into the property in February 2023, after the RHWA came into force on 1 December 2022. The landlord later served a rent increase notice proposing an increase from £695 to £720 per calendar month.Despite the occupier not having lived in the property before RHWA, an application was made to the Rent Assessment Committee asking it to review the proposed rent.The Tribunal’s decision is clear: because this was a new standard occupation contract (i.e. not a converted contract from before RHWA), the Committee had no jurisdiction to determine the rent. The application was therefore struck out.That aligns with the current legal position: Only contract-holders who occupied a property before 1 December 2022 (and whose tenancies converted under RHWA) have a statutory right to challenge a rent increase via the Rent Assessment Committee. Contract-holders who moved in after RHWA do not currently have that right (though Welsh Government are looking to change this – see below).Despite having no power to determine the rent, the Committee still inspected the property and went on to comment that had they had jurisdiction, they would have found the proposed increase unreasonable due to the condition of the property.It’s also worth noting that the Tribunal itself acknowledged that the Welsh Government is actively considering extending rent-challenge rights to contract-holders on new standard occupation contracts. That change has not happened yet, but this decision gives a clear indication of the direction of travel.My viewFrom my perspective, this decision underlines two important points.First, while the legal position on rent challenges for post-RHWA occupiers is currently clear, it’s evident that rent increases are being looked at through a broader lens than just strict jurisdiction. Even where an application has no legal footing, landlords should assume that the reasonableness of an increase – and the condition of the property – may still come under scrutiny.Secondly, the fact that the Committee inspected the property and expressed a view on the proposed rent, despite having no power to determine it, is telling. It suggests a regulatory environment that is becoming more interventionist, and one where future changes are likely to expand tenants’ ability to challenge rent increases.To pose a rhetorical question we all know the answer to: who is ultimately paying for the Tribunal’s time and the surveyor’s inspection here?For landlords, the takeaway is not that rent increases shouldn’t be pursued – but that they should be approached carefully, supported by market evidence, and aligned with the condition of the property. Preparing proper comparables and a clear rationale is increasingly important.As managing agents, this is exactly where we add value. We advise on appropriate rental levels, prepare supporting evidence, and, where needed, assist landlords through tribunal processes so that decisions are defensible and compliant – both now and as the landscape continues to evolve.Further reading How and when landlords can increase rent in Wales The Tribunal’s decision notes in full https://www.cpshomes.co.uk/cps-blog/2026/01/06/Welsh-tribunal-strikes-out-rent-challenge-–-but-not-before-inspecting-the-property https://www.cpshomes.co.uk/cps-blog/2026/01/06/Welsh-tribunal-strikes-out-rent-challenge-–-but-not-before-inspecting-the-property Tue, 6 Jan 2026 09:32:00 GMT As the festive season approaches, we’d like to keep you informed about our opening hours and services over the Christmas and New Year period. Please note our revised hours below: Tues 23rd Dec: 9.30am - 2pm Weds 24th Dec - Sun 28th Dec: CLOSED Mon 29th Dec: 9.30am - 2pm Tues 30th Dec: 9.30am - 2pm Weds 31st Dec: 9.30am - 2pm Thurs 1st Jan: CLOSED Fri 2nd Jan: Open as normal Payment dates: Our Accounts Department is working reduced hours during this period, so will only be making payments on Tues 23rd Dec and Tues 30th Dec. We aim to assist with enquiries as best we can during the festive period and we have also reminded all contract-holders in properties we manage of the relevant emergency contact details. On Christmas Eve, Boxing Day and Sat 27th Dec, as well as the days we are open above, we’ll be progressing any maintenance-related issues that require urgent attention. We would like to wish you all a very Merry Christmas and hope you have a lovely break. Thank you for your continued support throughout 2025 and we'll see you in 2026 - let's hope it's a good one! https://www.cpshomes.co.uk/cps-blog/2025/12/15/CPS-Homes-Christmas-and-New-Year-opening-times-2025 https://www.cpshomes.co.uk/cps-blog/2025/12/15/CPS-Homes-Christmas-and-New-Year-opening-times-2025 Mon, 15 Dec 2025 12:45:00 GMT Cardiff Council has just introduced new black seagull-proof sacks for general waste. If you’ve previously put your rubbish bags straight out on the street (instead of using a black wheelie bin), you now need to use these sacks from your next collection day. You can read their booklet for full details and we've outlined key points below.How to use the sacksYou'll have 2 sacks delivered to your home. You should:Put all general waste into a good-quality rubbish bag (no loose waste).Place that tied rubbish bag inside the seagull-proof sack.Close and secure the sack using the Velcro strips.You can fit up to two rubbish bags inside each sack, as long as they’re tied properly.Please don’t:Use carrier bags.Put loose rubbish directly into the sack.If you’re unsure what’s classed as general waste vs recycling, you can check the Council’s guidance online. Putting your sack out for collectionMake sure each sack is clearly labelled with your address. If it’s not labelled, it will not be collected. Put your sacks out after 4:30pm the day before, or before 6am on collection day. You can check your collection dates on the Council’s website. After your waste has been collected, please bring the sack back into your home as soon as possible. The Council will not collect any general waste bags that are not in the sacks. Keeping the sack cleanYou can rinse the sacks with water and diluted washing-up liquid to keep them clean and prevent animals being attracted to them. Report an issueIf your sacks aren’t collected → report a missed collection If your sacks are lost, stolen or damaged → use the Council’s contact form to request replacements Make things easier by downloading the Council's appUse this app to check your waste and recycling collections, set up reminders, report missed collections and much more.When you use the app, your reports are automatically sent to the right team, so we can resolve issues in the shortest amount of time.Download on the App Store or Google Play. https://www.cpshomes.co.uk/cps-blog/2025/12/04/Cardiff-residents-Your-new-seagull-proof-sacks-for-general-waste https://www.cpshomes.co.uk/cps-blog/2025/12/04/Cardiff-residents-Your-new-seagull-proof-sacks-for-general-waste Thu, 4 Dec 2025 14:43:00 GMT Question from a landlord: “Hi Nik, Our tenants had a period without a working boiler in September. It took around two weeks to get a part and have it repaired. Now they’re refusing to pay rent for the period they were without heating and hot water, saying the property was “unfit for human habitation”. It’s all fixed, but are they entitled to a rent-free period? Thanks, Rhys.” Nik’s reply: Hi Rhys, “Unfit for human habitation” is a phrase that’s been in English law since 2018, and Welsh law since 2022, so it’s fairly well known by now – and I’m seeing an increasing number of tenants using it. Does every fault automatically make the property unfit, and therefore rent-free for the affected period? Definitely not, but ChatGPT – which is being used by so many people now – is increasingly convincing tenants it does. As a slight segway, an overreliance and mistrust in AI – not just amongst tenants – is a fast-growing concern of mine. It seems nobody wants to read legislation, official guidance or expert commentary anymore. Instead, people are putting complete faith in AI to argue their point for them, and not fact-checking. At the bottom of every screen, ChatGPT warns “ChatGPT can make mistakes. Check important info.” Judging by the number of emails we receive where the argument is fundamentally and demonstrably flawed (often quoting laws that doesn’t even exist in Wales!), very few people are taking heed of that warning. But that’s a topic for another day. Perhaps I’ll write a blog on it… Back to your broken boiler. I think we have two separate questions to answer here: Was the property unfit? Is compensation due? Let’s consider both. What the law says The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 – FFHH, for short – say a property is unfit if: it fails one of the specific must-haves (wired smoke alarms, carbon monoxide alarms, electrical condition report), or There is a presence or occurrence – or a likely presence or occurrence – of the 29 prescribed ‘matters and circumstances’. Only one of the 29 could realistically be the consequence of a broken boiler, which is: "#2: Cold - Exposure to excessively low temperatures." So, timing matters. In summer? Almost certainly not unfit. In winter? Possibly. Hot water alone is interesting. Although clearly essential to day-to-day life, a lack of it isn’t specifically listed as a reason a home is unfit, unless it also causes exposure to cold. You mentioned the boiler was down in September. It’s safe to say the tenants were not exposed to “excessively low” temperatures at that time of the year, so I’m confident we’ve demonstrated the property was not legally unfit during this period. I’ll come onto whether compensation should be paid later. Other strands of the law Although they don’t address fitness, other legislation obliges the landlord to carry out the work: The Renting Homes (Wales) Act 2016 states that landlords are responsible for maintaining service installations, which is defined as “the supply of water, gas or electricity, for sanitation, for space heating or for heating water”. Housing Act 2004 introduced The Housing Health and Safety Rating System (HHSRS), which is what local authorities use to assess housing conditions and enforce standards. The FFHH criteria I mentioned earlier closely mirrors the 29 hazards considered under HHSRS, but importantly, FFHH doesn’t replace it. If a tenant reports an issue, the council will inspect using HHSRS. A broken boiler may be classed as a Category 1 hazard – where enforcement action is required – or Category 2, where action is optional. In practice, because landlords must legally maintain heating and hot water, authorities are likely to require repairs either way, with factors like time of year and tenant vulnerability influencing how serious it’s judged. They will issue a notice which provides a timescale for the work to be completed. A reasonable time to repair Something tenants (and ChatGPT!) often miss is that The Renting Homes (Wales) Act 2016 – and, by extension, every single Written Statement of Occupation Contract – makes clear that landlords aren’t responsible for repairs until they know about them. Then, they have a reasonable window to get the work done. Compensation would only be payable once that period had passed. What counts as “reasonable” isn’t set in stone and only a court can decide for sure. In practice, it depends on things like: how urgent the repair is (a leaking pipe needs fixing faster than a wobbly chest of drawers) the time of year (heating problems in winter are more urgent than in summer) the occupant’s vulnerability (babies or elderly residents speed things up) contractor availability, including diagnosis and fitting, and any lead times for parts Mitigation I always tell landlords to think about mitigation too. Do the tenants have electric showers, so they at least have hot water? If getting the boiler fixed is going to take longer than usual – say, in winter, when demand is high and parts or engineers are in short supply – could you provide temporary portable heaters? They’re inexpensive and often cheaper than paying compensation for delayed repairs. Compensation Compensation is only due when somebody has suffered a loss. In housing, that usually means the tenants can’t use all or part of the property, or its facilities. It’s usually calculated on a per-day basis, often using floor space as a guide. For example, if one room out of 13 total rooms was completely unusable, that room would represent about 7-8% of the daily rent. If only part of the room was affected, only a proportion of that amount would apply. These are just general rules of thumb – each situation is fact-specific. Losing access to the only bathroom, for instance, is far more significant than losing one of several spare rooms. So where do I think you stand? Based on what you’ve told me: The property wasn’t “unfit” in a legal sense during this two-week period. It’s doubtful the local authority had time to receive a complaint, visit, assess a hazard and issue a notice in that timeframe, so you almost certainly didn’t have an imposed deadline to work to. Compensation therefore hinges on two things: o whether the tenants were genuinely affected, and o whether the repair was completed within a reasonable period. In terms of impact: heating likely wasn’t needed in September, so its loss probably didn’t affect them. If they had electric showers, they still had hot water; if not, then lack of hot water has affected them and compensation is due if the repair wasn’t handled promptly. To help work out what’s “reasonable”, I tend to ask: could most other landlords have got this done substantially quicker? If yes, then it may fall outside a reasonable timeframe. The unknown here is parts availability. If the part needed to be ordered, two weeks isn’t necessarily excessive once you factor in attend → diagnose → order → deliver → return to fit. If the part was readily available locally, then two weeks may be pushing it – and if they lacked hot water, compensation for the period beyond “reasonable” may be appropriate. The house clearly wasn’t uninhabitable, so you’re not looking at the full rent for each day. See above for the usual calculation of compensation. It tends to be an art, not a science. Practical guidance for all landlords Keeping tenants updated in writing at each stage is key. In doing so, you’re showing you’re doing everything in your power to get the boiler up and running (i.e. you’re acting reasonably), you’re keeping them fully informed, and you create a clear paper trail in case any dispute arises later. I also suggest keeping communication factual and removing all emotion. Quote the legislation and demonstrate how you’ve acted in accordance with it, and reasonably. If tenants wish to pursue a claim in court, they must follow the pre-action housing disrepair protocol. Hope that helps. All the best, Nik Director of Operations and Compliance Expert CPS Homes P.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Send it my way – I reply privately to every message, and I pick one each month to feature here (always anonymously). https://www.cpshomes.co.uk/cps-blog/2025/12/02/Ask-Nik-My-tenants-won’t-pay-rent-because-the-boiler-was-broken-for-two-weeks https://www.cpshomes.co.uk/cps-blog/2025/12/02/Ask-Nik-My-tenants-won’t-pay-rent-because-the-boiler-was-broken-for-two-weeks Tue, 2 Dec 2025 10:05:00 GMT 2026 is shaping up to be a year of change for landlords in Cardiff and across Wales, so staying ahead is more important than ever. Knowing what to focus on now can save you time, money, and stress further down the line. We’ve put together a practical “to-do” list to help you manage your properties confidently and make sure your tenancies stay fully compliant throughout the year. Don’t miss an update ever again – stay informed all year-round signing up for our landlord newsletter. Stay updated on law changes directly affecting landlords Inform your tenant of your plans by using the correct notice Long-term lets vs short-term lets Unique insight from our experts Let CPS Homes help Frustrated by the complexities of the Renting Homes (Wales) Act and the industry’s ever-changing laws & regulations? We're specialists in navigating through Welsh landlord legislation and the intricacies that other agents might miss. Our Compliance Team stay ahead of the curve, ensuring our clients always have ironclad occupation contracts and complete legal protection. By instructing us to manage your property, we will... Work with you to put efficient processes in place well in advance of key dates for new legislation and regulations, ensuring you and your properties are compliant, safe and legal. Provide you with the most robust Written Statement of Occupation Contract you can find in Wales. Save you the cost of a Rent Smart Wales landlord licence and the hassle of ongoing training. Maximise your rental income by ensuring the property is always achieving its full potential. Provide you with your own representative within our Lettings and Accounts departments. Produce free, professional photography as part of our standard marketing package. Place you on our VIP Investor list where you'll get priority access to pre-market investment properties before they're listed online. Provide you with peace of mind via our Client Money Protection (CMP) policy, professional indemnity insurance, and redress scheme membership. To discuss CPS Homes taking over management of your property, contact our Senior Property Investment & Market Advisor, Rhys Owen, today via rhys.owen@cpshomes.co.uk or 02920 668585. https://www.cpshomes.co.uk/cps-blog/2025/11/27/Landlords-in-Wales-Your-2026-To-Do-List https://www.cpshomes.co.uk/cps-blog/2025/11/27/Landlords-in-Wales-Your-2026-To-Do-List Thu, 27 Nov 2025 10:58:00 GMT We recently wrote about Awaab’s Law, which has introduced strict, fixed timeframes for addressing all emergency hazards and all damp and mould hazards that pose a significant risk of harm to tenants. For now, it applies only to social landlords in England, but it will soon extend into the private rented sector through the Renters’ Rights Act – likely with identical or very similar expectations. It wouldn’t surprise me at all if we see it in Wales in the near future.With these timeframes clearly set out in legislation and visible to all, tenants will be more empowered to take action if they feel repairs aren’t being dealt with quickly enough. Landlords will therefore need to ensure they can both:a) respond to hazards within the required time limits, andb) evidence their compliance if a tenant raises a claim.Reading through the UK Government’s guidance for social landlords – which we expect will form the basis of requirements for private landlords – has really highlighted what steps landlords can take now to get ahead of the changes…A contract that’s clear when a breach has taken placeDamage that is a result of breach of contract by the tenant doesn’t fall in scope of the Awaab’s Law repair requirements. That’s sensible, but if the contract doesn’t go into detail about what circumstances constitute a breach, a landlord will struggle to claim Awaab’s Law doesn’t apply to them in this instance. I’d be especially concerned if I (or my agent) was using Welsh Government’s model written statement of occupation contract. We’ve been vocal in our feelings that it doesn’t do enough to protect landlords. Amongst other things, it contains no deterrent for late rent payments, it empowers tenants with its “unfit property” term, and – particularly relevant to Awaab’s Law – “tenant-like manner” duties aren’t included. So, unless the contracts states tenants must change light bulbs when they blow or tighten a screw when it comes loose, a landlord can’t claim that a failure to do those things is a breach of contract. “Those breaches wouldn’t be cited by a landlord under Awaab’s Law anyway”, I hear you cry. I agree, but I thought I’d use them to help set the scene for my next point…Don’t assume mould is due to tenant lifestyle – prove itThe guidance says: “landlords should not make assumptions and fail to take action or to investigate a damp and mould hazard on the basis of, for example, condensation they attribute to the tenant’s ‘lifestyle’. It is unavoidable that everyday tasks, such as cooking, bathing, washing and drying laundry will contribute to the production of indoor moisture. These activities are unlikely to constitute a breach of contract on the part of the tenant and, therefore, should not be a reason not to take action through Awaab’s Law.”For me, these are the most powerful few lines in the guidance. It’s a tale as old as time: tenants think the landlord is responsible, landlords think the tenants are responsible. Now, there’s a clear direction issued to landlords: do not assume.Landlords are, in reality, going to have no option but to inspect every single report of damp and mould. I can’t see any way around that. The days of assuming “condensation from lifestyle” and batting it back to the tenant are gone – the guidance makes that crystal clear. So, inspections need to be thorough, consistent and properly documented.When you attend, don’t just glance at the affected area. Observe, note and evidence anything relevant. Are the “tools” you’ve provided to help reduce condensation actually working (as in, operationally) – and being used? If there’s a window trickle vent, is it open or closed? If there’s a tumble dryer, is it operational and does it get used? Is the extractor fan powered on, or has it been switched off at the isolator? Do the windows open and close without issue? All these details matter. And then consider the environmental conditions: What’s the outdoor temperature? What’s the indoor temperature? Was the heating on in the room? Were clothes drying indoors – and if so, were any windows open? A ‘condensation inspection template’ that prompts all these checks/considerations wouldn’t be a bad idea.Some properties will require even more thought. Sometimes it’s not the tenant or the tools – it’s the design. Is the radiator output sufficient for the size of the room? Is it even on the right wall? External walls – especially around bay windows – are often the coldest surfaces in a house, so positioning a radiator on (or close to) that wall can make a meaningful difference. These are the sorts of practical, “outside the box” considerations that landlords are now going to need to factor in.After your inspection, always report your findings to the tenant in writing. If you’ve identified work that needs doing, instruct your contractor promptly and keep a record of everything: the instruction, the invoice, and photographs of the completed work. Should the case ever end up in front of a judge, that paper trail may be the difference between compliance and a breach. Remember, it’s you – not your agent – who will face the consequences if their procedures or documentation are inadequate.If, on the other hand, your evidence shows that the tenant is not doing enough to minimise condensation, share those findings in writing as well. But – circling back to the earlier point about breaches of contract – this only becomes meaningful if your contract actually sets out what the tenant is expected to do. You probably won’t be able to escape your duty to remedy such hazards under Awaab’s Law unless you can point to a clear, contractual breach. So, it’s worth ensuring your contracts include sensible, detailed expectations around using the tools provided (extractor fans, trickle vents, heating, ventilation, etc) and taking reasonable steps in line with recognised guidance. You’re obviously not going to tell a tenant they can’t cook or shower, but expecting them to use the property responsibly and to engage with the measures you’ve put in place is entirely reasonable – and, under Awaab’s Law, increasingly necessary. EducationI’ve mentioned providing tenants with educational guidance post-inspection above. That’s great, but why wait for the reports to come in? From day one, it would be sensible to provide clear, practical guidance explaining what causes condensation, how easily it can build up, and how it turns into mould if left unmanaged. Many tenants simply don’t understand the relationship between moisture, temperature and ventilation – so give them straightforward, jargon-free advice that helps them take day-to-day preventative action. And again, retain a written record of that guidance being issued. You could even reference the guidance in the contract, which might help prove a breach.This isn’t about shifting responsibility onto the tenant; it’s about equipping them. A tenant who understands what’s happening in their home is far more likely to report issues early, use the tools you’ve provided correctly and work with you rather than against you. From a compliance perspective, it also helps to demonstrate that you’ve taken proactive steps – not just reactive ones – which may prove valuable if you ever have to justify your actions under Awaab’s Law.Tenant agreement to receive correspondence via e-mailThe legislation requires tenants to be provided with a written summary of investigation findings, to be kept updated throughout the process, and to be provided with information on how to be kept safe. If you’re a landlord who prefers to pick up the phone, that won’t be enough anymore – communication must be documented. In Wales, serving any formal notice by e-mail (such as a possession notice or rent increase notice) requires the tenant’s written agreement. We therefore include a clear clause in our contracts confirming that notices, documents and all written correspondence may be sent by e-mail, and that tenants must keep their contact details up to date. Adopting a similar clause will help ensure every communication required under Awaab’s Law can be issued quickly and compliantly, with no ambiguity later on. Understand who your tenant isLastly, landlords will need to make a conscious effort to understand the circumstances of the household they’re dealing with. The guidance makes it clear that hazards must be assessed in light of any vulnerabilities – age, health conditions, disability, mobility needs or anything else that could increase the risk posed by damp, mould or other emergency hazards.This doesn’t mean interrogating tenants, but it does mean creating space for simple, respectful questions and keeping clear written records of whatever information the tenant chooses to share. The “relevant knowledge” test in Awaab’s Law hinges on what a landlord knew or reasonably ought to have known about the occupier when deciding whether a hazard was significant or emergency level. So, you can’t treat every household the same.Understanding who lives in the property helps you categorise hazards properly, respond within the required timeframes and demonstrate that you’ve acted as a reasonable landlord. It’s a small step that can make a meaningful difference – both in legal compliance and in keeping your tenants safe.At CPS Homes, we’re already preparing for what’s coming. We’re tracking how Awaab’s Law is implemented in England’s private rented sector, so if similar legislation arrives in Wales, our landlords are ahead of the curve. We’ll keep you fully informed of developments and ensure your properties, paperwork and processes are ready long before any deadline hits. If you’d like that level of confidence and compliance on your side, we’d love to help. Find out more about our landlord services today. https://www.cpshomes.co.uk/cps-blog/2025/11/18/Awaab’s-Law-The-practical-implications-for-landlords https://www.cpshomes.co.uk/cps-blog/2025/11/18/Awaab’s-Law-The-practical-implications-for-landlords Tue, 18 Nov 2025 13:28:00 GMT In Wales, landlords and agents who undertake “letting and management work” are legally required to have a Rent Smart Wales licence, ensuring they’re suitable and appropriately trained in their rights and obligations. This is a legal requirement that comes from the Housing (Wales) Act 2016.There are two types of Rent Smart Wales licence: a landlord licence and an agent licence.A landlord managing their own properties obtains a landlord licence.Landlords who are not involved in letting and managing do not need a licence, but they must appoint a licensed agent if the agent is collecting rent or doing more than one of these activities. The term “agent” doesn’t just apply to commercial agents. It also applies to friends, family, partners – basically anyone who is not the landlord.So, if you’ve appointed a friend or relative to look after your property, it’s vital you check they have an agent licence. To appoint an unlicensed agent is an offence under the Housing (Wales) Act 2014, for which you as the landlord would be prosecuted. You wouldn’t want Rent Smart Wales writing to your tenant advising them that they’re able to apply for a Rent Repayment Order of 12 months’ rent – which is exactly what happened to this landlord.Agent exemptions are available in the following situations:An agent manages no more than two properties on behalf of a single landlord to whom they are not related. In this case, the agent must sign a declaration confirming they will not take on any further properties, and each landlord must also sign to confirm they agree to waive the requirement for the agent to have business safeguards in place (see the end of this article for details on business safeguard requirements).An individual agent manages fewer than five properties for their family, and no property has more than four tenancies. Evidence of the family relationship between the agent and each landlord must be provided to Rent Smart Wales.An individual agent manages fewer than five properties for a maximum of two landlord companies, where the agent is the sole director of those companies, and no property has more than four tenancies. Rent Smart Wales will carry out checks to confirm that the agent is indeed the sole director of the landlord company or companies.A company agent manages fewer than five properties for a landlord who is the sole director of that agent company, with no more than four tenancies per property. Rent Smart Wales will verify that the landlords of the managed properties are directors of the agent company.A company agent manages properties for a landlord who is the sole director of that agent company, where the landlord has suitable buildings insurance or another valid insurance policy that includes minimum third-party liability cover of £1 million per rental property. The agent must provide Rent Smart Wales with proof that the landlord’s insurance meets the required coverage level – for example policy documents, schedules, or certificates.If the agent doesn’t qualify for any of the above exemptions, they must obtain an agent licence and the following business safeguards. If they don’t obtain the necessary agent licence, it’s the landlord who carries the can.The cost of obtaining an agent licence depends on how many properties the agent is responsible for. It starts at a few hundred pounds, but quickly rise to several thousand pounds once managing more than a handful of properties, so it’s important agents understand the scale of their obligations before taking on work.Client Money ProtectionClient Money Protection is an insurance product designed to safeguard landlords and tenants if an agency becomes insolvent or improperly uses client funds. In this context, “client money” refers to any rent, deposits or other payments (whether received in cash, cheque, bank transfer, or similar) that the agent holds on behalf of a client and which are not immediately owed to the agent for its own purposes.If an agent does not handle any client funds, they do not need this insurance. However, they must provide a signed declaration confirming that they do not deal with client money.Professional Indemnity InsuranceThis type of insurance covers the legal costs and any compensation owed if a claim is made against an agent because they have failed to meet a professional duty – for example, if incorrect advice or information has caused loss or inconvenience to a landlord, tenant or another affected party.The required minimum level of cover depends on the total number of properties let or managed by the agent:Up to 100 properties: at least £100,000 cover101 or more properties: at least £500,000 coverMembership to an Independent Letting and Management Redress Scheme approved by Rent Smart WalesRedress schemes offer an unbiased and independent service to resolve complaints or issues raised by users of the agent’s services, including landlords, tenants and prospective tenants.Beyond Rent Smart Wales’ licensing and insurance requirements, agents who are collecting rent and deposits are also likely to need a dedicated client bank account, separate from their own funds. If they’re dealing with tenancy deposits, they must not only register each deposit but also have their own active account with a government-approved deposit protection scheme (unless the landlord will take and protect the deposits themselves). As they will be handling tenants’ personal information, they must also register with the Information Commissioner’s Office (ICO) as a data controller.If you’re not 100% sure whether your current arrangements meet the legal requirements – or if you’d just like some advice on staying compliant – we’re here to help. Drop an email to lettings@cpshomes.co.uk or call 02920 668585. https://www.cpshomes.co.uk/cps-blog/2025/11/17/Appointing-an-unlicensed-agent-in-Wales-could-cost-you-12-months’-rent https://www.cpshomes.co.uk/cps-blog/2025/11/17/Appointing-an-unlicensed-agent-in-Wales-could-cost-you-12-months’-rent Mon, 17 Nov 2025 15:00:00 GMT A recent ruling by the Residential Property Tribunal serves as a timely reminder that landlords in Wales must make sure they, or their appointed manager, are properly licensed under Rent Smart Wales.Last month (October 2025), a landlord of a property on Newfoundland Road in Cardiff was ordered to repay 12 months’ rent (£4,800) to their tenant after Rent Smart Wales first prosecuted the landlord for being unlicensed, then alerted the tenant to the fact they could apply for a Rent Repayment Order.It’s a stark reminder of how serious the consequences can be for landlords who aren’t properly licensed.Here’s what this decision really highlights:If you self-manage your property, you must hold a valid Rent Smart Wales landlord licence.The only way around that is to appoint a licensed agent to manage the property for you. An agent is not just a commercial entity. It’s a friend, partner, relative – basically, anyone who isn’t the landlord. Find out more.And crucially, if you appoint an unlicensed agent, you could also face conviction and a Rent Repayment Order – just like this landlord did.We’ve included the timeline of key events below so you can see how this case unfolded:13/06/2024: In Cardiff Magistrates Court, the landlord is convicted of being the landlord of a rented property and carrying out property management activity without having a Rent Smart Wales licence.A few days later: Rent Smart Wales writes to the occupier(s) of the property, informing them of the landlord’s conviction and advising that, under the Housing (Wales) Act 2014, they are entitled to apply to the Residential Property Tribunal to claim back rent for a period of up to 12 months.15/05/2025: A tenant applies to the Residential Property Tribunal for a Rent Repayment Order of 12 months’ rent. The tribunal can only consider the rental payments for the 12 months prior to the date of the application, so from 16/05/2024 to 15/05/2025. Bank statements provided by the tenant show that 12 payments of £400 were made between these dates, totalling £4,800.10/10/2025: The Tribunal makes a Rent Repayment Order, ordering the landlord to pay the tenant (by now a former tenant, as they’d vacated in June 2025) the sum of £4,800 within 14 days.This is a clear reminder that compliance isn’t optional. As a Rent Smart Wales licensed agent, we make sure our landlords stay fully compliant and protected from fines, legal action, and the kind of costly penalties seen here.If you’d like to check your own license status, or confirm that your current agent is properly licensed, you can do that through Rent Smart Wales’ online register.You can also read the full Tribunal decision notes.If you’re not 100% sure whether your current arrangements meet the legal requirements – or if you’d just like some advice on staying compliant – we’re here to help. Drop an email to lettings@cpshomes.co.uk or call 02920 668585. https://www.cpshomes.co.uk/cps-blog/2025/11/17/Cardiff-landlord-ordered-to-repay-12-months-rent-a-vital-reminder-that-you-or-your-agent-must-be-licensed https://www.cpshomes.co.uk/cps-blog/2025/11/17/Cardiff-landlord-ordered-to-repay-12-months-rent-a-vital-reminder-that-you-or-your-agent-must-be-licensed Mon, 17 Nov 2025 14:55:00 GMT Last week (27th October 2025), Awaab’s Law officially came into effect in the English social housing sector. Under the new rules, social landlords must address all emergency hazards and all damp and mould hazards that pose a significant risk of harm to tenants within strict, fixed timeframes.At first glance, you might think this doesn’t concern you – after all, your portfolio sits in Wales, and you’re a private landlord, not a social one. But here’s why this is something you’ll want to pay close attention to.What’s happening in England – and why it matters here in WalesAwaab’s Law forms part of the Social Housing (Regulation) Act 2023, introduced in memory of two-year-old Awaab Ishak, who tragically died in 2020 due to prolonged exposure to mould in his home. We previously wrote about the circumstances surrounding Awaab’s death and why landlords should take note.Through the Renters’ Rights Act (which received Royal Assent last week), the UK Government has committed to extending Awaab’s Law to England’s private rented sector. When that happens, it’s very likely the same (or similar) statutory timeframes that apply to socially rented properties will apply to private rented properties – and that could shape future housing standards across the UK.It’s entirely possible we’ll see equivalent requirements introduced into Wales’ private rented sector in the future. In short: this isn’t just an English social housing issue – it could be a sign of what’s coming next.A quick overview of what Awaab’s Law requiresFrom 27th October 2025, English social landlords must:Investigate any potential emergency hazards and, if confirmed, carry out the necessary safety work as soon as practicable – both within 24 hours of becoming aware of the hazard.Investigate significant damp and mould hazards within 10 working days, provide written findings to tenants within 3 working days of the investigation concluding, and undertake relevant safety work within 5 working days of that conclusion.Begin, or take steps to begin, any supplementary preventative work to stop a significant or emergency hazard from recurring within 5 working days of the investigation concluding. If that isn’t possible, work must start as soon as practicable and no later than 12 weeks afterwards, and be completed within a reasonable time period.Provide suitable alternative accommodation if safety work can’t be completed in time.Keep tenants updated and provide clear information on staying safe.And this is just the beginning.In 2026, the law will expand to include other hazards such as excess cold, heat, falls, fire, electrical issues, and structural collapse. In 2027, all remaining HHSRS hazards (with the exception of overcrowding) will fall under the same requirements.UK Government have produced a simplified process flowchart to help (click to englarge): What this means for youFor now, this law applies only to English social landlords, but we already know it will soon extend into their private rented sector too.If Wales follows England’s lead, private landlords here could soon be working to statutory deadlines for mould and other hazards.How CPS Homes is already helping occupants and landlords alikeLong before Awaab’s Law came into effect, we recognised the need for landlords to have a clear, defensible process for responding to reports of mould or damp. Our approach ensures that every report is handled swiftly, consistently, and with full documentation – protecting both occupants’ wellbeing and landlords’ legal position.When a report of damp or mould comes in, our process begins immediately. We:Provide educational guidance to occupants on what causes condensation, how to prevent it, and how to treat minor mould patches safely and effectively. We also explain the difference between damp (caused by structural issues) and mould (typically a condensation issue), so tenants understand the nature of the problem and their role in preventing recurrence.Check that each property is equipped with the right ‘tools’ to allow proper ventilation and heating – such as functioning extractor fans, openable windows, trickle vents, suitably sized radiators, and tumble dryers or outdoor drying options. If anything isn’t working as it should, we liaise with our landlord client to arrange prompt repairs or replacements through trusted contractors.Carry out in-person inspections quickly to verify the issue, reinforce our advice in-person, and document living conditions through photographs and notes. This helps us identify whether the issue stems from lifestyle factors or a property fault and allows us to act accordingly.Record every step of our communication, advice, and follow-up actions. This ensures landlords have a clear paper trail demonstrating they’ve responded appropriately and responsibly – a key element of building a defensible position if a dispute arises.Recent inspections have shown how this proactive approach works in practice. For example, we’ve helped tenants understand the impact of drying clothes indoors, shown them how to use trickle vents correctly, and arranged same-week repairs when extractor fans weren’t functioning. In every case, our combination of education, inspection, and prompt action has prevented issues from escalating – and given landlords clear evidence of their compliance and care.By combining tenant education, timely maintenance, and thorough documentation, we’re already working to the kind of standards Awaab’s Law will soon demand elsewhere in the UK.It’s all part of our commitment to keeping properties safe, occupiers informed, and landlords protected – no matter what new legislation comes next. https://www.cpshomes.co.uk/cps-blog/2025/11/05/Awaab’s-Law-comes-into-force-Why-Welsh-private-landlords-should-take-note https://www.cpshomes.co.uk/cps-blog/2025/11/05/Awaab’s-Law-comes-into-force-Why-Welsh-private-landlords-should-take-note Wed, 5 Nov 2025 09:10:00 GMT The Renters’ Rights Act received Royal Assent on 27th October 2025, marking the most significant change to England’s private rented sector in decades. It introduces sweeping reforms – abolishing fixed-term tenancies, ending Section 21 “no fault” evictions, regulating rent increases, extending Awaab’s Law into the private rented sector, introducing a new private rented sector database and Ombudsman that landlords must sign up to, creating a new Decent Homes Standard – plus a lot more.However, while headlines may suggest the Act affects all UK landlords, only around 1% of it applies to Wales.So, what does this small but important section mean for Welsh landlords?Rental discrimination: What’s changing in WalesThe part of the Act that extends into Wales focuses solely on non-discrimination in the private rented sector.From 1st May 2026, it will become unlawful for a landlord – or anyone acting on their behalf – to discriminate against applicants because they have children or receive benefits.That means landlords and agents cannot refuse a prospective tenant from:Enquiring about or viewing a property,Accessing information about the property, orEntering into a tenancy,…if the refusal is based on them having children under 18 or receiving benefit payments.Ineffective contract termsAny existing clauses that restrict landlords from letting to families or people on benefits will be rendered ineffective once the Act comes into force.That includes terms found in:Mortgages,Insurance policies (taken out or renewed after the commencement date), andSuperior leases or tenancy agreements that prohibit such lettings.Where a clause banning children is in place, it will only be effective if it’s a proportionate means of achieving a legitimate aim (see below).Limited defences and exemptionsThere are very few valid defences for landlords. The main one available applies to cases involving children, where discrimination can be shown to be a proportionate means of achieving a legitimate aim.For example:Refusing to let a small HMO room to a family of three due to overcrowding concerns would likely be justified.Refusing a family because you believe children might cause higher wear and tear would not.Restricting tenants due to an outdated mortgage or insurance term will not be a valid defence once those policies are renewed.There’s no equivalent defence for prospective tenants receiving benefits.Insurance products taken out before the ActIf a landlord holds an insurance policy taken out before the Act commences, and that policy explicitly prevents letting to tenants on benefits or with children, that restriction may continue to apply until the policy is renewed.Upon renewal, any discriminatory terms will cease to have effect.Preparing for complianceBefore the new provisions take effect, Welsh landlords should review their tenant selection criteria and ensure they are free from any unintentional bias.Potentially discriminatory practices include:Ignoring benefit income when calculating affordability,Increasing income thresholds for applicants with children, orRequiring guarantors for specific groups.Instead, landlords should adopt consistent, objective criteria that can be applied to all applicants, such as:A positive landlord reference,Evidence of regular rent payments,Proof of income (including benefits) sufficient to cover rent, andA satisfactory credit score with no CCJs.When does it apply, and what do I need to do?The Act directly amends all Welsh occupation contracts, inserting new non-discrimination clauses.Once the Welsh Government confirms its commencement date, landlords will need to:Serve either an updated occupation contract, orA statement of variation within 14 days of commencement.At this stage, the Welsh Government hasn’t set that date, but they’ve indicated at least six months’ notice will be given before the rules take effect.In Wales, breaches will be enforced through fixed penalty notices, typically capped at £1,000.Our expert viewBy Nikki Lewis, Director of Operations at CPS HomesThis change is unlikely to significantly impact the vast majority of landlords, as most already approach tenant applications fairly and without discrimination.What does concern me, however, is the precedent the Renters’ Rights Act sets. Welsh Government may, in time, look to adopt more of the English reforms by introducing their own legislation. If that happens, we could see fundamental changes to how tenancies operate in Wales – particularly around fixed-terms (or a lack of), possession rights and rent setting.Our advice remains simple: stay informed, stay compliant, and lean on experts who understand both the legal and practical realities of letting in Wales.At CPS Homes, we’re committed to guiding landlords through every change – large or small – so you can continue letting with confidence.What’s next?CPS Homes will continue to monitor whether wider elements of the English reforms – such as the abolition of fixed-term tenancies and Section 21 – may one day be mirrored in Wales. As ever, we'll ensure all our landlord clients are fully compliant and kept up to date.Feel free to get in touch if you have any questions regarding the new laws. https://www.cpshomes.co.uk/cps-blog/2025/11/05/The-Renters’-Rights-Act-What-landlords-in-Wales-need-to-know-about-discrimination-changes https://www.cpshomes.co.uk/cps-blog/2025/11/05/The-Renters’-Rights-Act-What-landlords-in-Wales-need-to-know-about-discrimination-changes Wed, 5 Nov 2025 12:53:00 GMT The 1:1 tenant coaching we provide here at CPS Homes empowers renters to resolve issues before they become costly call-outs. In fact, in just three months (Dec 2024–Feb 2025), 38% of reported maintenance problems were resolved in-house, saving our landlords time, money, and stress. Here’s a recent example of how that looks in practice:The issue:A tenant reported that parts of some radiators were lukewarm, meaning some rooms weren’t heating up.Our solution:Responsibility: We explained to the tenant that there’s a term in their signed contract saying: “If a radiator is not working, or is only reaching a lukewarm temperature in part or in its entirety, you must bleed it.”Guided troubleshooting: We walked the tenant through our visual and written guide on how to bleed a radiator using an inexpensive radiator key.Further coaching: Because bleeding radiators can reduce boiler pressure, we walked them through safely topping it back up to the correct level – again using our guide.The result: All radiators heated properly, improving comfort and avoiding a contractor call-out & charge.It might sound simple, but this hands-on approach isn’t something many agents offer - and it’s one of the ways we go the extra mile for our landlords.It might sound simple, but this level of thought and analysis isn’t something every agent offers – and it’s one of the many ways we go the extra mile for our landlords.Why landlords choose us:Relationship building: We don’t just focus on managing properties – we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round.Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise.Cost savings: By offering expert troubleshooting and informed decision-making at the first point of contact, we help landlords avoid unnecessary contractor fees.Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose, assess and advise, without the need for a tradesperson.Seamless management: Most issues are resolved behind the scenes, minimising disruption to you.Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands.Learn more:Free agent switch serviceLandlord service summaryGuaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/10/28/Radiators-not-heating-evenly-How-we-coach-tenants-to-fix-it-safely https://www.cpshomes.co.uk/cps-blog/2025/10/28/Radiators-not-heating-evenly-How-we-coach-tenants-to-fix-it-safely Tue, 28 Oct 2025 14:10:00 GMT We’re excited to share an update that’s been making a big difference for our landlord clients. At CPS Homes, every landlord now has their own experienced, dedicated Account Manager - a single, consistent point of contact for everything related to their property. From maintenance and inspections to rent payments and deposit queries, our Account Managers are there to handle it all. It’s a structure that’s already transforming the way we work with our landlords. They tell us they love having one person who knows them, their properties, and their preferences inside out. Communication is faster, relationships are stronger, and nothing slips through the cracks. Our Account Managers handle the day-to-day, liaising with our specialist teams when needed, and keep our clients fully updated every step of the way – making property management smoother, simpler, and far more personal than ever before. Whether you currently work with another agent, self-manage, or have used us before, we’d love to show you how our Account Management model can make a real difference to your lettings experience. If this new setup sounds like something you’d be interested, get in touch with us today. https://www.cpshomes.co.uk/cps-blog/2025/10/27/Cardiff-landlords-discover-the-difference-a-dedicated-Account-Manager-can-make https://www.cpshomes.co.uk/cps-blog/2025/10/27/Cardiff-landlords-discover-the-difference-a-dedicated-Account-Manager-can-make Mon, 27 Oct 2025 12:28:00 GMT Insight from our Sales Progression Manager, Chelsea Edwards...If you’ve ever sold a home, you’ll know that waiting for things to move along can be one of the most frustrating parts. You’ve found your buyer, the offer’s agreed… and then everything slows down. Weeks can pass while searches are carried out, documents are chased, and updates take longer than they should.The good news? The government has just announced nearly £2 million in funding to help fix exactly that - with a focus on modernising conveyancing and improving how property information is shared.The funding will support projects aimed at speeding up transactions, reducing delays and cutting down on the number of sales that fall through. Two key initiatives will benefit:Land Data will receive almost £1 million to create a new framework for faster, more efficient property searches.The Council for Licensed Conveyancers (CLC) has been awarded over £740,000 to develop a digital framework that allows verified property data to be shared securely between all parties, from agents and conveyancers to lenders and buyers.It’s all part of a push to make the moving process more transparent and connected, so buyers and sellers spend less time waiting and more time moving forward.My thoughts on the upcoming changes...As someone who spends every day managing the sales progression process, I see first-hand how small inefficiencies can snowball into big frustrations. A search that takes a few extra weeks, a delay in a document being shared... it all adds up and can be the difference between a sale completing smoothly or falling through entirely.As firm advocates of change in this sector, our team fully support improvements that give sellers greater security when accepting offers and buyers fairer timescales. If these new systems deliver what they promise - faster data sharing, clearer communication, and less duplication - it could make a huge difference for both buyers and sellers. Fewer hold-ups, fewer surprises, and a much more joined-up process overall. Change like this doesn’t happen overnight, but it’s encouraging to see real investment going into solving the problems that have held the market back for too long. Anything that helps people move home with a little more confidence is a step in the right direction and we can’t wait to see how this develops!To learn more about the dedicated sales progression we offer as part of our service for those selling homes in Cardiff, click here. https://www.cpshomes.co.uk/cps-blog/2025/10/23/Good-news-for-home-sellers-the-government-is-now-funding-faster-property-sales https://www.cpshomes.co.uk/cps-blog/2025/10/23/Good-news-for-home-sellers-the-government-is-now-funding-faster-property-sales Thu, 23 Oct 2025 09:29:00 GMT When a tenant reports an issue with an appliance, it can be tempting to jump straight to a repair. But repairs can be expensive – and if the machine’s nearing the end of its life, fixing one fault can easily be followed by another. That’s why we take a more considered approach designed to save landlords money in the long run.Here’s how that looks in practice: The issue:A tenant reported that their washing machine was no longer spinning properly and was making a loud grinding noise.Our solution:Information first: Rather than calling a contractor straight away, our Account Management team asked the tenant for photos of the machine (inside and out), plus the model number from the sticker on the back.Assessment: From those details, we could identify the make and model, gauge the machine’s age, and spot potential causes of the issue. In this case, it was a 10-year-old Indesit model – solid in its day, but likely nearing the end of its lifespan.Expert guidance: From experience, the symptoms pointed to worn drum bearings, which means a new drum is needed (not cheap!). We explained this to the landlord, outlining that they might pay a £60 call-out and end up being told it's not economical to repair it. On the flipside, a brand-new machine could be purchased and fitted for around £375 – with removal of the old one and a new warranty included.Informed decision: Based on our advice, the landlord opted to replace the machine.The result:No unnecessary repair bills, no wasted call-out fees, and a quick turnaround for the tenants – all thanks to our proactive, information-led approach. It might sound simple, but this level of thought and analysis isn’t something every agent offers – and it’s one of the many ways we go the extra mile for our landlords.Why landlords choose us:Relationship building: We don’t just focus on managing properties – we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round.Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise.Cost savings: By offering expert troubleshooting and informed decision-making at the first point of contact, we help landlords avoid unnecessary contractor fees.Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose, assess and advise, without the need for a tradesperson.Seamless management: Most issues are resolved behind the scenes, minimising disruption to you.Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands.Learn more:Free agent switch serviceLandlord service summaryGuaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/10/23/Our-go-to-advice-for-tenants-when-their-washing-machine-isnt-spinning-properly https://www.cpshomes.co.uk/cps-blog/2025/10/23/Our-go-to-advice-for-tenants-when-their-washing-machine-isnt-spinning-properly Thu, 23 Oct 2025 06:58:00 GMT Back in April 2024, we reported on changes Welsh Government were introducing for landlords of short-term or ‘holiday’ lets, including increased council tax and a new registration and licensing scheme.Since then, further measures have been unveiled – one still in draft form, another already law – which are set to make the short-term lettings market more challenging for property owners.1. Draft "Airbnb law" – the Development of Tourism and Regulation of Visitor Accommodation (Wales) BillThis month, Welsh Government published a draft bill aimed at regulating self-contained short-term accommodation (31 days or less), which media outlets are calling “the Airbnb law”. While still subject to debate and amendment in the Senedd, it highlights how much more onerous operating short-term lets could become.Key points include: Applies to self-contained accommodation offered for 31 days or less. Excludes hotels, aparthotels, B&Bs, hostels, campsites and caravan sites. Premises must be “fit”, meaning landlords will need to provide a fire risk assessment, a mains smoke alarm on every storey (linked to each other), an EICR, a gas safety certificate, and CO alarms where relevant. Public liability insurance is mandatory. Operators must obtain a licence and complete training. The licence must be displayed for visitors. Costs for both the licence and training are likely. The registration number (from the mandatory register, see below) must appear on all adverts. Local authorities can inspect premises if they believe there’s reason to do so.Even at this early stage, the proposals leave more questions than answers. Aparthotels are exempt because they are lumped in with hotels under the legislation, despite being very different things in our book. And what if a provider includes a breakfast: do they become a B&B, and therefore exempt? We anticipate more clarification as the bill progresses.2. Visitor accommodation register and levy now lawLast month, the Visitor Accommodation (Register and Levy) Etc. (Wales) Act came into force. It requires all visitor accommodation providers to register on a national, mandatory register, regardless of whether a local council chooses to implement a levy. Registration opens autumn 2026, with no fee.In case you missed it in the news, it also enables local authorities to introduce a visitor levy for overnight stays from April 2027 – like the “city tax” we often pay when abroad.Levy rates (set nationally) will be 75p per night in hostels and campsites (under 18s exempt), and £1.30 per night in all other accommodation types (no exemption for under 18s).What this means for landlordsTaken together, these changes increase regulation, administrative work, and costs for anyone running a short-term let in Wales. Shifting to long-term, traditional rentals has clear advantages: Reduced management: Long-term lets generally require less day-to-day oversight than short-term stays. Steady income: Secure rental contracts provide predictable cash flow and minimise void periods. Reliable tenants: With a professional lettings agency like ours, you can find screened, dependable tenants and enjoy peace of mind.Whether you prefer a hands-on approach or a fully managed service, we can help you make the switch. With increasing regulation and costs, now may be the perfect time to consider moving your property from short-term to long-term rental. For advice or to discuss your options, call us on 02920 454555 or drop an email to nikki.lewis@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/10/22/More-changes-ahead-for-holiday-and-short-term-lets-in-Wales https://www.cpshomes.co.uk/cps-blog/2025/10/22/More-changes-ahead-for-holiday-and-short-term-lets-in-Wales Wed, 22 Oct 2025 08:23:00 GMT Our Sales Director, Nathan Walker, gives his take on today's announcement... Designed to make moving home faster, more affordable, and more straightforward, key points of the proposals include:Sellers and estate agents could be legally required to provide key property information upfront, with binding contracts helping prevent either party from pulling out late in the deal.First-time buyers could save an average of £710, while the reforms could cut up to four weeks off a typical property transaction.Hundreds of thousands of families and first-time buyers are expected to benefit, with those in the middle of a chain potentially seeing a net saving of £400.Transparency measures will include details on the condition of the home, any leasehold costs, and property chain information.New technologies will play a key role in improving efficiency and reliability, with increased digitisation enhancing record-keeping, accuracy, and security, and AI adoption in conveyancing expected to speed up the process.The government believes these changes will reduce the risk of late-stage deal collapses and boost buyer confidence, particularly for first-time purchasers. It's set to be the biggest shake up to the homebuying process in decades, marking a major step forward for anyone looking to move home. And thank goodness - this should have happened years ago. The current home buying process is completely outdated, leaving sellers exposed to unnecessary stress, uncertainty, and financial loss. The fact that buyers can withdraw from a purchase at any stage, often after months of conveyancing and with no real consequence, is frankly absurd. We’ve seen entire chains collapse on the day of completion, with sellers packed up and removal vans waiting outside. It’s astonishing that policymakers have allowed such a flawed system to persist for so long. Other countries, including those across Europe as well as South Africa, Canada and the USA, have far more robust and transparent systems. It’s about time we took note and modernised our own approach. Similarly, requiring key information such as structural surveys and searches to be completed before a property is listed would make the process far more transparent. Buyers would be better informed from the outset and far less likely to face unexpected costs or complications down the line. All in all, this is a long overdue and very welcome reform that should bring much-needed fairness and efficiency to the housing market.” Thinking of buying or selling? Get in touch with myself and the team on 02920 454555, or email sales@cpshomes.co.uk - we'd be happy to help! https://www.cpshomes.co.uk/cps-blog/2025/10/06/BREAKING-Government-unveils-major-reforms-to-speed-up-and-simplify-home-buying https://www.cpshomes.co.uk/cps-blog/2025/10/06/BREAKING-Government-unveils-major-reforms-to-speed-up-and-simplify-home-buying Mon, 6 Oct 2025 15:59:00 GMT Have the pressures of changing legislation, a higher tax bill, and a seemingly never-ending stream of red tape been weighing on your mind? Our team can help you navigate through these concerns and make an informed decision on whether selling up and cashing in is the best route for you. Our Sales Team have had a fantastic year: achieving record prices for landlords selling their HMO and investment properties. Finding you a buyer won't be a problem - we currently have a keen interest from registered investor clients looking to expand their property portfolios. 90% of the investment properties we sell are sold to investor clients already on our mailing list, and for those who prefer a lower profile route, we regularly sell properties without listing them on Rightmove.Selling a HMO is more complicated than selling a single let or residential property, so it's essential to enlist the expertise of a specialised HMO agent like ourselves. For 20+ years we've built a solid reputation for getting HMO sellers the best results possible and in the shortest amount of time. Whether you're ready to start the selling process or are just seeking some expert advice for now, we welcome to you to get in touch. Drop me a line on 02920 454555 or email sian.hiatt@cpshomes.co.uk.Recently sold: https://www.cpshomes.co.uk/cps-blog/2025/10/01/On-the-fence-about-selling-your-HMO-in-Cardiff https://www.cpshomes.co.uk/cps-blog/2025/10/01/On-the-fence-about-selling-your-HMO-in-Cardiff Wed, 1 Oct 2025 14:11:00 GMT CPS Homes were featured in The Sun last week, thanks to the expert advice we give tenants on protecting their deposit and keeping properties in great condition. The article, titled “TikTok viral DIY trend is now ‘no1 culprit for losing your rental deposit’ as experts warn it’ll wreck your kitchen”, highlights how “sticky-back plastic” – often promoted online as a renter-friendly decorating solution – is leaving landlords with damaged surfaces and costly repairs. In the piece, our team at CPS Homes were quoted on safe removal techniques tenants can use to minimise damage, such as using low heat to soften adhesive and carefully peeling rather than pulling. It’s just one example of the practical guidance we provide to help renters look after the property they call home. Why this matters for landlords We believe that educating tenants isn’t just good for them – it’s essential for landlords. By sharing clear, accessible tips throughout the tenancy, we: Reduce the likelihood of damage and costly repairs. Help tenants secure as much of their deposit as possible. Leave landlords’ properties looking better for the next let. We believe this proactive support sets us apart from other agents. Our aim is always to make things easier for both sides – and our national recognition shows it’s working. See the difference... If you’d like to explore how CPS Homes can manage your property with the same care and attention, our Senior Property Investment & Market Advisor would be delighted to chat to you. You can reach him directly on 02920 668585 or via rhys.owen@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/09/30/National-recognition-for-our-tenant-guidance-featured-in-The-Sun https://www.cpshomes.co.uk/cps-blog/2025/09/30/National-recognition-for-our-tenant-guidance-featured-in-The-Sun Tue, 30 Sep 2025 10:14:00 GMT If your home has been on the market for a while without much interest, it can feel frustrating and even a little disheartening. The truth is, it’s rarely because there’s something ‘wrong’ with your home. More often, it comes down to a few common mistakes that can easily be put right. Here are three of the biggest culprits we see, and how to fix them.1. The photos don’t tell the whole story...Your home has its own rhythm, its own atmosphere...the kind you feel the moment you walk through the door. But if your photographs don’t capture that essence, buyers may scroll past without a second thought.Professional, lifestyle-led photography and videography makes all the difference. It doesn’t just show a room; it tells the story of how life could be lived there. From the morning light pouring into the kitchen to the cosy corner where you curl up with a book, these moments are what draw buyers in. 2. The price is too highOne of the biggest reason homes struggle to sell is overpricing. It’s natural to want to achieve the very best figure, but if the price sits above where the market feels comfortable, buyers can be deterred before they’ve even walked through the door.Overpricing can also mean your home lingers on the market longer, which in turn makes buyers wonder if something’s wrong. The key is to position your property at a level that reflects its true value while still generating excitement. The right price doesn’t undersell; it attracts interest, creates momentum, and can even spark competing offers. Working closely with an experienced agent will ensure your pricing strategy is realistic, confident, and designed to capture attention from the right buyers.3. Small Details Are Being OverlookedSometimes it’s not the big things slowing down a sale, but the little ones: a dripping tap, tired paintwork, or a cluttered hallway. Buyers notice these details more than we realise and they can quietly chip away at the overall impression.Simple fixes - a fresh coat of paint, new handles on kitchen cabinets, or even just a well-placed vase of flowers - can transform how a home feels in an instant. We always guide our sellers through thoughtful home staging to make sure every space looks its very best.Selling your home is about connection. The right buyer is out there, but they need to see your home in the best possible light. By polishing the details, telling the right story, and pricing with care, you’re not just selling bricks and mortar, you’re offering them the start of their next chapter. https://www.cpshomes.co.uk/cps-blog/2025/09/23/Could-these-3-mistakes-be-slowing-down-your-Cardiff-home-sale https://www.cpshomes.co.uk/cps-blog/2025/09/23/Could-these-3-mistakes-be-slowing-down-your-Cardiff-home-sale Tue, 23 Sep 2025 12:58:00 GMT Are you looking for an easy way to keep up with what really matters for landlords in Wales today? Sign up to receive emails from the lettings team at CPS Homes.So often, the property news is focused on England, leaving Welsh landlords worrying about changes that don’t actually apply here. My updates cut through that confusion and focus only on what’s relevant in Wales.I’ll also give you the context behind the headlines. News stories rarely tell you what’s really happening on the ground, but that’s where I come in - with clear, practical insights you can trust and act on.The communications we send out are always:Written by real people - Every update comes from me and my team (not AI).Straightforward, practical advice - Clear, common-sense guidance with no legal jargon.Independent and focused - Unlike some news outlets with their own angle, our updates stick to the real facts that matter for landlords in Wales.Direct access to support - You can reply straight to me with any questions you might have.Click here to get signed up in an instant. See you in your inbox soon,Nikki Lewis Director of Operations https://www.cpshomes.co.uk/cps-blog/2025/09/23/Landlords-in-Wales-Stay-ahead-with-expert-insight-straight-to-your-inbox https://www.cpshomes.co.uk/cps-blog/2025/09/23/Landlords-in-Wales-Stay-ahead-with-expert-insight-straight-to-your-inbox Tue, 23 Sep 2025 13:32:00 GMT Selling your home is such a big decision and with so much advice flying around, it’s easy to get caught up in myths that don’t always reflect reality. Here in Cardiff, we see these three cropping up time and again. Let’s bust them once and for all!Myth 1: “I should leave room in my asking price for negotiation.”It’s a common belief... start with an extra-high price and you’ll have more space to negotiate later. But in the Cardiff property market, this strategy often backfires.Buyers here are quick to compare homes online and if yours looks overpriced next to similar properties, they may not even book a viewing. Instead of encouraging offers, a too-high price can actually reduce interest.When a property is launched at the right price, it attracts more attention from serious buyers, creates healthy competition, and often leads to a stronger final offer. It’s all about positioning your home correctly from day one.How to make sure your pricing strategy is sound: Don’t be afraid to quiz your agent during the valuation. Ask them what evidence they’re basing their suggested price on, how your property compares to others recently sold in your area and what kind of buyer they think it will appeal to. A good agent should be able to explain their reasoning clearly, with local examples to back it up. Myth 2: “Presentation doesn’t matter - people will focus on the house itself.”Now, I know we’re always talking about our staging, styling and professional marketing visuals, but that’s because we see first-hand the difference it makes. In fact, one of the things that sets us apart in Cardiff is how much focus we put on presentation - from thoughtful home styling to professional photography and video.Not all agents take this approach, and it shows. Buyers aren’t just looking at bricks and mortar; they’re buying into a lifestyle. If your home looks warm, inviting, and beautifully presented, it helps them imagine living there and that emotional connection is what often tips them into making an offer.How to make sure your property is presented as best as it can be: Start with a thorough declutter and deep clean, then take a look at Nathan and Sian's guide to presenting your property for sale. Choosing an estate agent with professional photography and video included can make a huge difference in showing your home at its very best and helping buyers imagine living there. Myth 3: “Any estate agent will do the same job, so I'll just go with the highest valuation.”On the surface, it might feel like all agents offer the same service: list the property, book some viewings, negotiate a sale. But in reality, the approach can vary hugely! The quality of your agent’s work has a direct impact on your sale price, your timeline, and your stress levels along the way. In Cardiff, we see a big difference between agencies that prioritise speed over service, and those that take the time to market homes in a way that truly connects with buyers. As we've discussed above, you also need to think about accurate valuations, creative marketing and staging guidance. Sales progression is another area where the right agent makes a difference. Guiding a sale from offer to completion requires proactive management = liaising with solicitors, keeping buyers and sellers updated, and resolving any issues quickly. How to choose the right estate agent: Starting by getting valuations from three estate agents will give you a good indication of the price your home will sell for. Don’t forget, the highest property valuation doesn't necessarily mean it's the best! Some agents may overvalue properties in order to secure new business, which can lead to a property becoming stale on the market, resulting in a reduction in price down the line. Check online reviews, ask friends and neighbours for opinions, speak to the sales team to see if a positive working relationship can be built and make sure you understand their fees, credentials, and the wider team. We have a whole blog all about this topic which we recommend reading.Do you have a property to sell in Cardiff? For a chat about the next steps you can reach our team on 02920 454555 or email sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/09/02/Tiff-busts-3-common-myths-about-selling-your-Cardiff-home https://www.cpshomes.co.uk/cps-blog/2025/09/02/Tiff-busts-3-common-myths-about-selling-your-Cardiff-home Tue, 2 Sep 2025 14:37:00 GMT Buying a home can be stressful, especially when mortgage approvals don’t go as planned. That’s exactly what happened to one of our buyers for a flat in Prospect Place, Cardiff Bay... Prospect Place is part of the Welsh Building Safety Fund, with developers providing mortgage comfort letters approved by the Welsh Government. These letters are meant to reassure lenders, but despite this, our buyer ran into issues. Two lenders rejected their mortgage application - even though the paperwork was usually enough. Naturally, the buyer was worried they might not be able to complete the purchase. This is where Chelsea’s experience came in. Our Sales Progression Manager knew which lenders were more likely to accept the documents and recommended one that had recently approved a mortgage in the same development. The buyer followed her advice - and just two weeks later, their mortgage offer came through! Thanks to Chelsea’s expertise and quick thinking, the sale went ahead smoothly, and the buyer moved into their new home without further delays. It’s a perfect example of why having an experienced Sales Progression Manager makes all the difference. So it’s no surprise our vendors love having Chels on their side - and why there’s often a bunch of flowers or a thank-you gift waiting for her at the office. She spots problems before they become dealbreakers and works tirelessly to keep your move on track. Thinking of selling? Get in touch with our friendly, experienced team on 02920 454555 or click here to book a valuation. https://www.cpshomes.co.uk/cps-blog/2025/08/20/How-Chelsea’s-experience-made-all-the-difference-for-our-Cardiff-Bay-seller https://www.cpshomes.co.uk/cps-blog/2025/08/20/How-Chelsea’s-experience-made-all-the-difference-for-our-Cardiff-Bay-seller Wed, 20 Aug 2025 10:47:00 GMT A home valuation isn’t just about market figures and square footage, it’s about trust. You’re letting someone into your home, into your personal space and trusting them to give you advice that will shape your next move and get you the very best results possible. At CPS Homes, we’re a small, connected team, and we want you to know a little about who we'll be sending to value your home, how they work, and why they love what they do. Meet Nathan With almost 20 years of experience and deep roots in the Cardiff and Vale property market, Nathan leads our Sales Team with a clear vision: to deliver honest, expert advice that truly helps people move forward. Straight-talking, down-to-earth, and refreshingly honest, Nathan is known for cutting through the noise. He’s not afraid to say what needs to be said - but always with your best interests at heart. He brings clarity, confidence and calm to what can often be a stressful process. Book a valuation with Nathan and you’ll benefit from his deep understanding of market trends, buyer behaviour and recent sales in your area, all broken down in a clear, digestible way. He’ll also offer detailed advice on home staging, decluttering and presentation, suggesting simple yet effective changes to help your home shine and maximise its value in the eyes of buyers. When he’s not selling houses, you’ll likely find Nathan walking his cocker-poo Bonnie by the sea in Penarth, enjoying a glass of wine with friends and family, or planning his next getaway. A big fan of live music and travel, he’s always up for a good chat about concerts or adventures overseas. Got a question for Nathan? Get in touch by dropping an email to nathan.walker@cpshomes.co.uk. Meet Sian With over 30 years of experience in the property industry, Sian brings depth, care and a reassuring calm to every sale. Her easy-going nature, paired with genuine enthusiasm for helping people, means clients instantly feel at ease - and know they’re in safe, capable hands. Sian’s knowledge of Cardiff’s local communities runs deep. From the best local schools to the hidden corners and shortcuts only a true local would know, she offers more than just expert property advice - she offers perspective. She also has a keen eye for presentation and home staging, knowing exactly how to make a home stand out, connect with buyers emotionally and achieve the best possible sale price. Known for her wicked sense of humour, Sian has a natural ability to lift the mood and make light of a situation - even when things get a little tough. Her warm personality and positive outlook make her not only a brilliant estate agent, but someone people genuinely enjoy working with. Outside the office, she’s often found pottering at her allotment and stocking the freezer with home-grown produce. Family time is everything to her, whether it’s playing with her grandchildren (yes, we’re still wondering how she looks that young) or planning a last-minute sunny escape with her husband. Got a question for Sian? Get in touch by dropping an email to sian.hiatt@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/08/13/Meet-Nathan--Sian-The-faces-behind-your-next-home-sale https://www.cpshomes.co.uk/cps-blog/2025/08/13/Meet-Nathan--Sian-The-faces-behind-your-next-home-sale Wed, 13 Aug 2025 14:20:00 GMT Question from a landlord: Hi Nik, I’ve recently purchased a property that has tenants in place. I don’t have any previous experience as a landlord and I’m not sure what I need to do straight away. Is there anything urgent I should be aware of? Thanks, Geraldine. Nik’s reply: Hi Geraldine, Thanks for your message – and welcome to the world of being a landlord. The first thing I’d flag is your legal responsibility around property condition, which kicks in the moment ownership transfers to you – whether you realise there’s a problem or not. Under the Renting Homes (Wales) Act 2016, if the previous landlord was aware of any repairs or issues that made the property unfit for human habitation, you are legally considered to be aware of them from the date the ownership changed. The idea is that tenants shouldn’t be left in limbo or have to start from scratch just because there’s a new name on the paperwork. So, if a tenant had reported a dodgy boiler, faulty electrics or damp to the previous owner and nothing was done, and you now unknowingly sit on it for months, a court could later decide the property was unfit during that time – and potentially order you to pay the tenant rent back for that entire period. I suggest you carry out an inspection as soon as possible. Don’t just look around – speak to the tenants and ask if they’ve raised anything previously too. Some issues won’t be visible and will only present themselves when used, e.g. an appliance. Here at CPS Homes, we perform regular inspections as standard on our fully managed service. We record what we see and what tenants report(or don’t report!), so if a query ever comes up months later, our landlords are protected by a clear paper trail. It’s a simple but powerful way to prevent future headaches. Another legal requirement that often catches new landlords out: within 14 days of becoming the new landlord, you must formally notify the tenants in writing that the ownership has changed. If you don’t, you lose the ability to serve a ‘no-fault’ possession notice later on – so it’s more than just a nicety. We do this automatically for every landlord on our fully managed service, but it’s one of those details that’s easy to miss when you’re juggling everything yourself. We’ve put together a full explainer on the ins and outs of notice rules here: A comprehensive guide to serving tenant notices. A few other important things to tick off: Register with Rent Smart Wales as the new landlord (you’ll also need a licence if you intend to manage it yourself). Confirm gas, electric and EPC certificates are all valid and up-to-date – and that they’ve been provided to the tenants. Make sure tenants have your bank details for ongoing rent payments, if the account has changed. If you’re feeling a bit overwhelmed, don’t worry – this is exactly the sort of situation where many landlords hand the reins to us. We take care of compliance, inspections, tenant comms, repairs and all the day-to-day management so you don’t have to stress about missing a deadline or making a costly mistake. If you’d like a chat about how we might help with your purchased property, just drop me a line. No pressure – just friendly advice. All the best, Nik Director of Operations CPS Homes P.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/08/04/Ask-Nik-“I’ve-purchased-a-tenanted-property-what-do-I-need-to-do” https://www.cpshomes.co.uk/cps-blog/2025/08/04/Ask-Nik-“I’ve-purchased-a-tenanted-property-what-do-I-need-to-do” Mon, 4 Aug 2025 09:14:00 GMT At CPS Homes, we’re a tight-knit sales team. Everyone has a role to play, and we all pull together to make sure no sale is left behind. And if there’s one person who proves time and again how much of a difference that kind of support makes AFTER the sale is agreed, it’s our Sales Progression Manager, Chelsea. Here’s just one example of why every sale needs a Chelsea…The problem... Angela at CPS had agreed a sale on a property we're marketing in Splott, but the buyer’s own sale in Cardiff Bay - handled by another local agent- was part of the chain. Much to the annoyance of all parties, after 6 long months, the sale of the Cardiff Bay property had completely fallen through, putting the purchase of the property in Splott in jeopardy.The reason... There was an unacceptable ground rent clause within the lease, so the mortgage lender was not happy to issue a mortgage offer. After much toing and froing it seemed that the only fix would be a costly, time consuming lease extension, which would have meant losing their chance of purchasing the property in Splott.Enter, Chelsea...Because they were buying through CPS Homes, Chelsea was on hand and came to learn of their situation. She had dealt with the same issue before at Windsor Quay, so knew exactly what needed to happen as soon as a new buyer was sourced. That confidence led them to part ways with their original agent and place their trust in CPS Homes instead.The solution... The CPS Homes sales team soon sourced a new buyer and as soon as it was passed over to Chelsea, she got straight to work. She spoke with the buyers’ mortgage broker (with their consent) and explained the ground rent clause so that a suitable lender could be used from the off. As a result, the mortgage offer came through in no time at all. 12 weeks from taking over the sale, it was all wrapped up - that’s 8 weeks less than the average leasehold transaction takes to go through in the UK. And best of all, all clients involved got the homes they’d been waiting for. So it’s no surprise our vendors love having Chels on their side - and why there’s often a bunch of flowers or a thank-you gift waiting for her at the office. She spots problems before they become dealbreakers and works tirelessly to keep your move on track. Thinking of selling? Get in touch with our friendly, experienced team on 02920 454555 or click here to book a valuation. https://www.cpshomes.co.uk/cps-blog/2025/08/04/How-Chelsea-saved-a-purchase-and-gained-a-sale https://www.cpshomes.co.uk/cps-blog/2025/08/04/How-Chelsea-saved-a-purchase-and-gained-a-sale Mon, 4 Aug 2025 09:41:00 GMT Our Comprehensive Landlord’s Guide to Serving Tenant Notices is specifically tailored for private residential landlords operating in Wales under the Renting Homes (Wales) Act 2016 (and its associated regulations). Most landlords should be comfortable serving the notices we refer to in this guide, but if you have any doubts, we strongly recommend seeking legal advice. If you engage CPS Homes as your managing agent, we handle all notice preparation and service on your behalf. In this guide, we cover: When and why to use each notice Scenarios where you may not be able to serve a notice Practical examples of when each one would be served Notice periods, service methods, and next steps Handy, expert “Did you know?” tips for landlords Click here to read the guide in full. Disclaimer: This guide is up‑to‑date at the time of publication and correct to the best of our knowledge as of 01/08/2025. It covers standard occupation contracts used in the private rented sector. It does not apply to secure occupation contracts (e.g. local authority or housing association properties), company lets, or specialist scenarios such as withdrawing notices or ending a joint contract-holder’s rights while keep other contract-holder(s) bound by the terms of the contract. https://www.cpshomes.co.uk/cps-blog/2025/08/01/A-Comprehensive-Landlord-Guide-to-Serving-Tenant-Notices https://www.cpshomes.co.uk/cps-blog/2025/08/01/A-Comprehensive-Landlord-Guide-to-Serving-Tenant-Notices Fri, 1 Aug 2025 07:25:00 GMT If you’re considering letting your property room-by-room, it’s important to be aware of a potential council tax trap that can catch landlords out – and significantly increase costs. It relates to how the property is valued for council tax purposes, and the role of the Valuation Office Agency (VOA) in determining that value. Who are the VOA – and what do they do? The VOA is the government body responsible for assigning council tax bands to all domestic properties in England and Wales. These bands (A–I in Wales) are based on the property’s value (albeit very dated values!). Most properties let room-by-room have a single council tax band, meaning the whole property is billed once, with the landlord liable for the cost. In practice, landlords usually include the council tax within the rent to ensure they’re not left out of pocket. However, in HMOs where tenants occupy only part of the property on an individual basis, the VOA has the discretion to assign separate council tax bands to each room — effectively treating them as self-contained units. That’s when problems can start. How this can affect landlords We know of one case where the VOA has re-banded a property let as seven individual rooms from a single Band D dwelling (council tax approx. £1,900 per year) to 7 x Band A rooms, resulting in a total bill close to £9,000 per year. Like most do, the landlord had council tax included in the rent, so they had no choice but to absorb the entire increase — wiping out a large chunk of their rental income in the process. It’s worth noting that this isn’t something Cardiff Council decides. They simply follow the VOA’s instructions - often with little or no warning. Additionally, there seems to be little consistency to the properties targeted by the VOA. You could have two very similar properties on the same street, both let room-by-room, and only one is banded as individual rooms. We suspect a trigger might be a recent planning application or building works, but even that’s not guaranteed. What happens if your property is re-banded room-by-room? If, like the landlord described above, you include council tax in the rent, you’ll have little choice but to absorb the extra cost until you're able to renegotiate the rent with the tenant. Unless they’re willing to mutually agree a change during their current fixed-term (unlikely), you’ll need to wait until you’re renewing for a new fixed-term or the contract has gone periodic. Once the VOA has applied separate bands to each room, the council can set up individual accounts in tenants’ names and bill them directly. In that scenario, landlords often choose to exclude council tax from the rent and have tenants pay it straight to the council instead. However, that shift usually results in tenants paying more than they were previously, which could affect whether they choose to remain in the property. This is an unpredictable and hard-to-control scenario – and something landlords should have in mind before opting for a room-by-room arrangement. A change on the horizon? Welsh Government recently consulted on this issue and is proposing to stop the VOA from banding rooms individually in HMOs altogether. Under the proposals, all HMOs would be valued and billed as a single property – restoring predictability to the system and helping keep costs manageable for tenants and landlords alike. The consultation closed in late 2024 and the outcome is still pending, but we’ll update landlords as soon as any changes are confirmed. Our advice to landlords At CPS Homes, we manage HMOs let both room-by-room and on single, joint tenancies. While there are situations where a room-by-room setup is necessary, we almost always recommend a single, joint tenancy wherever possible. There are several reasons for this: Council tax liability remains with the tenants under a joint tenancy, so landlords don’t need to include it (or utility bills) within the rent. Tenant turnover is usually lower, meaning fewer check-ins, deposit returns, inventories and other admin. Responsibility for shared areas is clearer. If there’s damage to a communal space – say, a burn in the lounge carpet – it’s often impossible to attribute it to a single tenant under a room-by-room let. Most landlords in this position end up absorbing the cost. There’s more legal risk under a room-by-room let, as landlords become responsible for the non-domestic areas of the property (i.e. the shared spaces), which must be included in a formal fire risk assessment. If you're unsure about the best approach for your property – or you’re already letting room-by-room and want to explore your options – we’d be happy to help you put a plan together. Just get in touch with the team for advice tailored to your portfolio. Email lettings@cpshomes.co.uk or call 02920 668585. https://www.cpshomes.co.uk/cps-blog/2025/07/29/The-little-known-council-tax-trap-when-letting-room-by-room https://www.cpshomes.co.uk/cps-blog/2025/07/29/The-little-known-council-tax-trap-when-letting-room-by-room Tue, 29 Jul 2025 14:54:00 GMT You might be surprised just how many people lay eyes on your home when we market it for sale. In today's digital age, social media is no longer just a platform to connect with friends...it’s a powerful tool in the world of property sales, and we know how to use it to your full advantage. With an expert eye for visual presentation and a deep understanding of how digital platforms work, Gemma tailors a campaign that strategically boosts the visibility of your home to serious buyers - fast! Social Media That Sells In a fast-paced market, first impressions matter. Gemma knows that the majority of buyers start their journey online, so she ensures your property doesn’t just blend in, it stands out. Social media allows your property to appear exactly where people are already spending their time. With beautifully crafted content and targeted promotion, Gemma puts your home in front of the right audience at the right moment. We also include paid promotion as part of our standard service (no hidden fees or no last-minute upsells). Each ad is expertly targeted using: Location filters to reach people actively searching in your area Interest-based targeting to engage serious buyers, upsizers, downsizers and relocators Demographic insights to hone in on your ideal market By putting your property in front of thousands more potential buyers on platforms like Instagram and Facebook, Gemma creates the kind of buzz that leads to more viewings, stronger offers and quicker sales. Professional, scroll-stopping videos Working closely with Scott, our professional videographer and photographer, Gemma ensures each home is showcased in the most compelling way possible. Together, they produce: A professionally filmed YouTube walkthrough: A guided tour that gives buyers a real sense of space and flow. A high-impact social media reel: Short, stylish, and designed to grab attention in seconds. Custom thumbnails and titles: Bold, clean, and engaging. Every video package is bespoke. From lighting and staging to soundtrack and edit pace, our Creative Team make sure each property gets the care and attention it deserves. Adapting to the latest trends Whether it’s experimenting with TikTok property tours, using drone footage for stunning aerials, or running interactive "stories to spark engagement" Gemma and our Creative Team are always looking for new ways to showcase your home to the right people. Our channels are growing every day, bringing in fresh audiences and increasing visibility for every home we list. Ready to Get More Eyes on Your Home? From area shots to energetic edits and from pets to pacing, we put a lot of thought into how each property is presented, because we know that great visuals don’t just showcase a home. They help someone fall in love with it. Thinking of selling or letting? Our Creative Team would love to help your home stand out, too. Get in touch on 02920 454555 or email us: sales@cpshomes.co.uk or lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/07/25/How-Gemma-amplifies-your-properties-on-social-media-|-Meet-our-Creative-Team https://www.cpshomes.co.uk/cps-blog/2025/07/25/How-Gemma-amplifies-your-properties-on-social-media-|-Meet-our-Creative-Team Fri, 25 Jul 2025 10:38:00 GMT We always say that selling a home is about more than bricks and mortar, it’s about capturing a lifestyle. That’s where Scott comes in. Scott is our in-house photographer and videographer, and while he’s far too modest to say it himself, we’ll say it for him: his work helps homes sell quicker and for more. Why? Because he doesn’t just photograph a house. He captures the feeling of living there. Here’s how he does it… Telling a story Most property photography jumps room to room. Click-click-click. Done. Scott does it differently. He maps out a natural flow through the home, helping buyers understand how it feels to move through the space, not just how it looks. From a welcoming hallway to a light-filled kitchen-diner, and then out into the garden...it’s all about movement, rhythm and story. Because when buyers feel how a home works, they can picture themselves living there. And that’s when the magic happens! Lighting tips and tricks Scott’s not just turning up with a camera and hoping for the best. He’s watching the light. The way it falls through the windows in the morning, the softness it gives a room at dusk, the glow it casts over a garden in the early evening. He times each shoot to perfection, so your home is seen in its very best light, literally. For high-end homes, he’ll even stay until after sunset to capture dusk shots that add warmth, mood and a glossy, editorial finish. Think magazine spread, not standard listing. Home staging & behind-the-scenes magic Before we list any home, we’ll send you advice on staging including quick, thoughtful changes to get your home photo-ready. When Scott arrives, you'll find he sometimes requests to move things ever so slightly. Adjust the lighting. Pull a curtain back to let in a slant of light. Add a splash of colour with a cushion or a plant. He might even pop to his car and return with a throw, a mug, or a vase of fresh flowers. It’s not about making your home look like someone else’s, it’s about highlighting its best bits. The way the sun hits the reading nook. The glow from the fireplace. That perfect breakfast spot at the kitchen island. It's all about the little details that make all the difference. Pets and personality... In Cardiff, we know buyers value that sense of homeliness just as much as the square footage. They want to connect. To imagine Sunday mornings and cosy evenings. So something we've become known for is including pets in properties. Dubbed 'The Pet Whisperer' by many of us in the office, Scott often asks vendors if they'd like to include their pets in the shoot - maybe a dog dozing by the fire during the winter seasons, or a cat walking through your garden on a sunny day. These aren’t just cute extras, they add charm, personality and warmth. Not just the home, but the lifestyle... Of course, buyers aren’t just buying four walls, they’re choosing Cardiff, and a specific part of Cardiff at that. So Scott’s videos don’t stop at the doorstep. He often captures the parks, cafés and leafy walks that make your neighbourhood what it is. From the peaceful appeal of Roath Park being on your doorstep, to the buzz of city centre living, he highlights the things that matter to buyers when it comes to the area, creating an emotional connection that goes beyond the property itself. That connection is what sells homes faster, and for more. Want your Cardiff home to stand out for all the right reasons? Let Scott and the team show it off the way it deserves. Ready to get started? Just give us a call on 02920 454555 - we’d love to help! Or, get the ball rolling with a free, instant valuation. https://www.cpshomes.co.uk/cps-blog/2025/07/25/Why-Scotts-photography-sells-homes-faster-|-Meet-our-Creative-Team https://www.cpshomes.co.uk/cps-blog/2025/07/25/Why-Scotts-photography-sells-homes-faster-|-Meet-our-Creative-Team Fri, 25 Jul 2025 11:03:00 GMT Question from a landlord:Hi Nik, I’ve got big plans to renovate one of my rental properties, but the tenants still have nine months left on their fixed-term agreement. I was hoping to get vacant possession sooner so I can crack on with the work. Is there any way around having to wait? Thanks, SeanNik’s reply:Hi Sean, Thanks for getting in touch. There’s a lesser-known part of the legislation that could be helpful to you: “estate management grounds”. Essentially, they’re nine permitted reasons you can give for needing the property back earlier than planned – even during the fixed term – as they’re related to managing the estate. Only a couple of the nine are likely to be relevant for private landlords like yourself: You're planning to do major work – like knocking down part of it, rebuilding, or carrying out significant renovations – and you can’t reasonably do that while the tenants are still living there. There’s some other strong, practical reason related to managing your property or wider portfolio that means you need the tenants to leave. It could be something to do with that specific property, or it could involve another property. The latter one is broad and vague, which means it might cover a range of situations – but it also means it’s less clear-cut and could be harder to rely on without good evidence. If you think either apply to you, you can issue a specific one-month possession notice, even while the tenants are still in their fixed-term. But if the tenant doesn’t move out after that month, you’ll need to apply to court for possession – same as you would with any notice, really. The court will consider whether you're genuinely relying on the correct ground for possession, and whether suitable alternative accommodation is available for the tenant. That second part is crucial – even if your reason is valid, the judge will not grant possession unless they're satisfied the tenant has somewhere else they can reasonably go. That doesn’t mean you have to personally find the tenant a new home, though. And if the local authority provides a certificate confirming they’ll rehouse the tenant by a specific date, the court must accept that as sufficient. If/when the judge is satisfied that your reason is genuine and suitable alternative accommodation is available, they are required to grant you possession. One final thing to keep in mind: if you’re using the second ground I mentioned and the court grants possession, you’ll have to pay the tenant’s reasonable moving costs. But if it’s the first ground, there’s no compensation required. So, in short – yes, there may be a way to regain possession before the end of the fixed term, but it hinges on your plans, the type of work, and what alternative housing is available for the tenants. It’s definitely a situation where you’ll want everything watertight, because if the court rejects the grounds, you’re back to square one. We’ve helped a few landlords through this exact process recently, so if you want me to look at your particular setup – building plans, contract terms, tenant situation, and so on – I’d be happy to advise on the best route forward.Cheers,Nik Director of Operations CPS HomesP.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/07/24/Ask-Nik-“Can-I-get-vacant-possession-early-so-I-can-renovate” https://www.cpshomes.co.uk/cps-blog/2025/07/24/Ask-Nik-“Can-I-get-vacant-possession-early-so-I-can-renovate” Thu, 24 Jul 2025 17:56:00 GMT For many, hearing the words “your sale has been agreed” signals the end of the journey – a done deal. But in reality, that’s just the beginning. The truth is, from the moment an offer is accepted, the real work starts.And that’s where Chelsea, our dedicated Sales Progression Manager, steps in.Buying or selling a home isn't just a two-party transaction – it often involves multiple links in a chain. For example, if a buyer is also selling, how many people are below them in that chain? If a vendor is purchasing onward, how many are above them? With so many moving parts, spinning plates, and emotions running high, it’s Chelsea who keeps everything – and everyone – on track.What does Chelsea do?Once the memorandum of sale is issued, solicitors for both buyer and seller are instructed. But nothing can move forward until both parties fully sign up with their solicitors, provide ID, and complete initial paperwork. This alone can waste 2–3 weeks if not prepared in advance. That’s why we often advise sellers to pre-instruct their solicitor. With Chelsea overseeing this, those vital early weeks can be saved, meaning the buyer’s solicitor receives the draft contract pack sooner – the trigger for ordering local searches, which can take up to 4 weeks.In short: being organised at the start can shave off nearly a month of wasted time – and Chelsea makes sure that happens.Mortgage surveys: the clock is tickingChelsea also ensures the buyer’s mortgage survey is booked in within 14 days of an offer being accepted. Why the urgency?Because until a surveyor (working on behalf of the lender) inspects the property and confirms the value and condition, a buyer only has a mortgage in principle – not a mortgage offer. Without that, there’s no guaranteed funding.If that survey is delayed, problems can emerge months into a transaction. That’s where Chelsea’s persistence comes into play – chasing buyers, brokers, and lenders to avoid last-minute issues that could derail everything.Keeping the chain movingProperty transactions can stretch over 3 to 6 months depending on chain complexity, solicitor workloads, and unforeseen hurdles. Delays are often caused by poor communication – and that’s exactly what Chelsea exists to prevent.She keeps the pressure on – following up with solicitors, chasing up unanswered emails, making endless calls, and ensuring your file is treated as a priority. She’s the consistent voice pushing each transaction forward, even when others have gone quiet.High pressure. High stakes. High impact.The role of Sales Progression Manager is intense. The stakes are high – lives, finances, and futures all hinge on her persistence. But Chelsea’s passion never wavers. She thrives in this behind-the-scenes world – and it shows.Don’t just take our word for it: the thank-you cards, flowers, chocolates (and the occasional bottle of wine!) from relieved and grateful clients speak volumes about her impact.So next time you hear “sale agreed” – know that’s when Chelsea steps in.And you can rest easy knowing someone’s working tirelessly to get you from “yes” to keys in hand.Some real life examples of how Chelsea's guidance and experience has made all the difference: Thinking of selling your Cardiff home?With our experience, local insight and a boutique-style approach to selling, CPS Homes will guide you every step of the way. Give our team a call on 02920 454555 or pop into one of our Cardiff branches - we’d love to chat about your next move! https://www.cpshomes.co.uk/cps-blog/2025/07/24/Behind-the-sale-The-unsung-hero-of-your-property-journey-meet-Chelsea https://www.cpshomes.co.uk/cps-blog/2025/07/24/Behind-the-sale-The-unsung-hero-of-your-property-journey-meet-Chelsea Thu, 24 Jul 2025 12:30:00 GMT Question from a landlord: Hi Nik, I’ve recently had a neighbour complain to me about my tenants, saying they’re being noisy by having late-night parties, loud music, things like that. The tenants haven’t caused me any issues so far (they pay rent on time, they’re always polite when I go round, etc), but I don’t want to ignore it either. What do you think I should do? Thanks, Nia. Nik’s reply: Hi Nia, Complaints from neighbours are some of my least favourite to deal with – mostly because you’ve got three different parties, all approaching it from different angles and usually with very different expectations: The neighbour, who’s often at the end of their tether and just wants the tenants gone. You, the landlord, who hasn’t seen any of the behaviour first-hand and isn’t personally affected – so you probably want to be seen to be doing something, but maybe not as much as the neighbour thinks you should/must. The tenant, who may or may not be causing problems – and might not even realise they’re the subject of complaints, especially if the neighbour hasn’t raised it with them directly. We come across situations like this quite often, so here are my thoughts written down: The Renting Homes (Wales) Act 2016 was written with anti-social behaviour in mind. It requires every written statement (what we used to call a tenancy agreement) to include specific clauses setting out exactly what tenants must not do. In short, they mustn’t engage in behaviour capable of causing nuisance or annoyance to neighbours or anyone lawfully in the area. It’s worth starting by raising the issue with your tenants in a non-accusatory way – something like, “I’ve had a complaint from someone locally... can you shed any light on it?” You can then remind them of what their contract says and follow up with the neighbour to let them know you’ve addressed it. If the complaints keep coming, you’ll need to decide how far you’re willing to take it. The Act does allow you to serve a specific possession notice citing a breach of those anti-social behaviour clauses, and you don’t have to wait before applying to court for possession. But as you’ve said the tenants pay rent on time and haven’t caused you personal trouble, are you really prepared to go all the way based on what’s essentially a “he said, she said”? If a quiet word hasn’t stopped the complaints, I’d suggest the complainant raises it with the Council’s Noise Pollution Team. They’re far better placed to investigate and make an objective call. You can let the neighbour know that if the Council supports their case, you’ll be in a much stronger, clearer position to decide what to do next. If the evidence ends up stacked against the tenants and you decide to seek possession – and they don’t leave voluntarily – you’ll need to take the claim to court. That’ll cost you at least the court fee, plus solicitor costs if you want legal representation. You’ll need a strong stream of evidence to support your claim, though we help build this for our clients, which typically means they don’t need a solicitor. We’ll also advise them on whether there’s a realistic prospect of success before they commit to the time and expense. Even if the court agrees that your tenants have breached the contract, they’ll only grant possession if they think it’s reasonable – and the bar is high. Judges aren’t in the business of making people homeless over a one-off – or even two-off – bit of late-night noise, no matter how annoyed the neighbours were. What counts as “reasonable”? The Act tells the court to consider several things, including the seriousness of the behaviour, the impact on the tenants if evicted, and the wider public interest in stopping that kind of behaviour. Hope that helps give you a clearer picture. All the best, Nik Director of Operations CPS Homes P.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/07/22/Ask-Nik-“My-tenants-are-being-accused-of-anti-social-behaviour-–-what-should-I-do” https://www.cpshomes.co.uk/cps-blog/2025/07/22/Ask-Nik-“My-tenants-are-being-accused-of-anti-social-behaviour-–-what-should-I-do” Tue, 22 Jul 2025 14:24:00 GMT Question from a landlord:Hi Nik,I manage a property myself and haven’t heard from the tenant in weeks. Rent hasn’t been paid for two months, the neighbours say nobody’s been seen there for ages, and when I peered through the letterbox, there’s post piling up. I’m worried it’s been abandoned. What are my rights, and what should I do about the stuff they’ve left behind?Thanks,GarethNik’s reply:Hi Gareth,It definitely sounds like abandonment is a possibility – and thankfully, the Renting Homes (Wales) Act gives landlords a legal way to end a contract in these situations, without having to go to court. But – and it’s a big but – you have to follow the process carefully. If you get it wrong, there’s a risk the tenant could challenge it later and the consequences can be serious.The process involves serving two specific, prescribed notices. The first one is your way of saying “I think this property has been abandoned, and I intend to end the tenancy unless you tell me otherwise.” You can serve this as soon as you believe abandonment has taken place. We serve this notice for the landlords we manage properties for.It kicks off a four-week warning period. During those four weeks, you’re required to make reasonable enquiries to check whether the property has truly been abandoned, and gather evidence. Again, we do all this for our managed landlords. It’s quite a bit of work, but you need a robust file before deeming any property abandoned as it’ll form part of your defence if the tenant later disputes it.If, by the end of the four weeks, you still reasonably believe the property is abandoned and haven’t heard anything from the tenant to suggest otherwise, you can serve the second notice, which formally ends the contract. We handle this too. At that point, you’re legally allowed to re-enter the property and secure it. There’s no need to apply for a possession order through court, which is a big time-saver – but only if you’ve followed the abandonment process to the letter.If you’re going down the abandonment route, you’ll have to deal with the unpaid rent separately, i.e. via a court claim if need be. Just bear in mind that by ending the contract, you’re capping the tenant’s liability for rent, utilities, council tax and so on up to that end date – but at least you can get a new, paying tenant in sooner than if you had to go through the courts for possession.A quick note of caution: if you don’t serve the first notice before taking action, or if you don’t properly investigate whether the tenant has truly abandoned the property, they can challenge you in court. Within six months of being served the second notice, they may try to claim that:you didn’t follow the abandonment process properly,you didn’t make enough effort to contact them,or they hadn’t abandoned the property at all and had a good reason for not responding.If a judge agrees, they can order you to pay compensation, force you to provide alternative accommodation, or even reinstate the contract. So as tempting as it is to move quickly when you’re losing rent, the best approach is a steady and well-documented one.When it comes to belongings left behind, the general rule is that you need to keep them safe for at least four weeks after the contract ends. There are a few exceptions, and the rules around what you can dispose of – and when – can get a bit fiddly depending on what’s left and whether the tenant resurfaces. You are allowed to recover certain costs, and you may be able to dispose of items after that four-week mark, but it all has to be handled properly and fairly.If in doubt, this is definitely one of those areas where it pays to take advice – we manage the whole process for our landlords and make sure it’s all done by the book.All the best,Nikki Director of Operations CPS HomesP.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer.Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/07/21/Ask-Nik-“I-think-my-tenant-has-abandoned-the-property-what-now” https://www.cpshomes.co.uk/cps-blog/2025/07/21/Ask-Nik-“I-think-my-tenant-has-abandoned-the-property-what-now” Mon, 21 Jul 2025 08:30:00 GMT In a city full of standout properties, this one was a rare gem! Nestled in the ever-popular Craiglee Drive - just a short stroll from both Cardiff City Centre and the vibrant Cardiff Bay - this immaculately presented three-bedroom semi managed to feel both stylish and grounded. And when we came to photograph it, we knew we had to reflect that balance of elegance and warmth. That’s where our videographer and photographer, Scott, came in - and so did the vendors' pet dog! Looking for a place in Cardiff Bay? Click here to view all of our current available properties for sale. The "Pet Whisperer' of property photography... Scott has a bit of a reputation around here. We’ve started calling him the Pet Whisperer - not just because animals seem to gravitate to him, but because he has a knack for knowing when and how to include them. Creating connections through lifestyle imagery We often talk about creating an emotional connection in our marketing, not just showcasing the space, but selling a lifestyle. Including a beloved family pet, even in a subtle way, adds an authenticity you can’t fake. For this Craiglee Drive home, the relaxed atmosphere and the dog’s presence worked in harmony. It was clear this was a home that’s loved, lived in, cared for, and full of character. Why it works... We find that homes where pets feature in the photography often get more attention, and not just because they’re cute. They humanise the space and and help buyers imagine what life there could really look like. Sellers love the added bonus of having keepsake photos of their home and their pet, some of the last ones before they move on to their next chapter. Learn more about our creative team From area shots to energetic edits and from pets to pacing, we put a lot of thought into how each property is presented, because we know that great visuals don’t just showcase a home. They help someone fall in love with it. Thinking of selling or letting? Our in-house Creative Team would love to help your home stand out, too. Get in touch on 02920 454555 or email us: sales@cpshomes.co.uk or lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/07/08/Meet-the-Pet-Whisperer-of-property-photography https://www.cpshomes.co.uk/cps-blog/2025/07/08/Meet-the-Pet-Whisperer-of-property-photography Tue, 8 Jul 2025 09:49:00 GMT When it comes to selling or letting a property, great marketing isn’t just about showing off the bricks and mortar, it’s about telling a story. Behind that story is our in-house Creative Team:Scott, the creative eye behind our standout property photos and video tours, capturing every home at its best for both lettings and sales.Gemma, who turns stunning visuals into scroll-stopping social media posts that get your property seen by the right people.Together, they make sure every listing doesn’t just look good - it stands out. Here are just three ways in which we bring properties to life… Beyond the four walls...The house might be the headline, but the neighbourhood is often the hook. In Pontcanna, we might film weekend scenes at the artisan market, coffee at Kin + Ilk, or a jog through Llandaff Fields. In Canton, it could be indie shops on Cowbridge Road, brunch at Chapter Arts, or vibrant street murals. Every neighbourhood has its own rhythm and we love highlighting it! "When we filmed Shirley Road, we shot Angela talking directly to camera, mixed with lifestyle clips from around Roath – a cuppa at an indie café, a stroll through the park… because buyers aren’t just choosing a home, they’re choosing a lifestyle. Showing off the area helps them picture their future here.” – Scott We let the pets steal the show (sometimes)Home is where the dog is, right? When we spot a chance to include four-legged family members, we take it! “This owner’s dog made a few star appearances in our shoot – and we loved it (as did our followers!). Including pets helps buyers connect emotionally. It makes the house feel like a home, not just a property.” – GemmaWe tailor the tone to the target audienceDifferent properties speak to different people and our job is to make sure the style matches the story. Take a look at this example of a video for a student rental. For a family home, we’d take a slower, warmer, more inviting approach (think cosy lighting, soft music and scenes of family life). Marketing a high-end apartment in the city? We’d go sleek and stylish, with polished visuals, clean graphics and a more refined tone. “For student rentals, we go with bold slide colours, energetic pacing, and fun music to match the vibe of student life. When your visuals speak directly to your audience, your listing instantly becomes more engaging.” – Emma It's all in the details…From area shots to energetic edits and from pets to pacing, we put a lot of thought into how each property is presented, because we know that great visuals don’t just showcase a home. They help someone fall in love with it. Thinking of selling or letting? Our Creative Team would love to help your home stand out, too. Get in touch on 02920 454555 or email us: sales@cpshomes.co.uk or lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/07/07/3-ways-our-Creative-Team-make-each-listing-stand-out https://www.cpshomes.co.uk/cps-blog/2025/07/07/3-ways-our-Creative-Team-make-each-listing-stand-out Mon, 7 Jul 2025 08:19:00 GMT A special look at property condition rules, complaints handling and pet requests under Welsh law vs England’s upcoming Renters’ Rights Bill.Welcome back to our landlord blog series, where we compare key differences between the private rental laws in Wales and those soon to be introduced in England.So far, we’ve covered possession rights and rent payment rules. In this final edition, we’re turning to another increasingly critical area for landlords: compliance obligations and how tenant rights are evolving when it comes to property condition, landlord conduct and requests for pets.As the Renters’ Rights Bill continues its journey through Westminster, it’s becoming clear that England is heading toward a far more rigid, regulated system. In contrast, Wales continues to strike a balance between tenant protection and landlord autonomy.Let’s take a look at three key changes set to hit England – and how Wales compares.1. The Decent Homes Standard & Awaab’s LawEngland (post-Bill):Landlords will have a legal duty to comply with a new Decent Homes Standard.“Awaab’s Law” – which was introduced after a tragic case of fatal mould exposure in social housing – will form part of the Standard. Initially designed for social landlords, the Renters' Rights Bill extends Awaab’s Law to the private sector.Landlords will need formal procedures and good recordkeeping to prove timely investigation and resolution of issues.Wales:Landlords must ensure homes are fit to live in, including compliance with the HHSRS and Wales’ Fitness for Human Habitation Regulations.However, there is no additional Decent Homes Standard or specific legislative timeframes for investigating or resolving reported hazards.Landlords retain discretion over how and when they respond, provided they meet general legal obligations.Key takeaway: Welsh landlords continue to operate under a common-sense approach to property condition. English landlords will face stricter rules, ticking-clock timeframes and an increased need for a paper trail detailing how they’ve responded.2. Private Rented Sector Landlord OmbudsmanEngland (post-Bill):All private landlords – even those using managing agents – must join a Government-approved landlord ombudsman scheme and pay an annual fee per property.The scheme allows tenants to lodge complaints for free, triggering formal investigations into a landlord’s conduct. Landlords can’t complain about tenants.Ombudsman decisions will be legally binding. Landlords may be required to issue apologies, pay compensation and/or change how they operate.Failure to join or comply could lead to civil penalties up to £7,000 (initial) or £40,000 (for repeat breaches), plus potential criminal prosecution.Tenants will also be able to apply for Rent Repayment Orders if landlords fail to join.Wales:Under Rent Smart Wales licensing rules, only letting agents are required to be members of an ombudsman service. Landlords themselves have no such obligation.Key takeaway: In England, even responsible landlords must pay per property to join, and face costly penalties if a tenant complains and the ombudsman finds in their favour. In Wales, landlords avoid this layer of red tape.3. Pets in propertiesEngland (post-Bill):Tenants will gain the right to request a pet, which landlords must consider and formally respond to within 28 days.Refusals can only be based on clear, “reasonable” grounds – such as lack of permission from a superior landlord.If/when permission is granted, landlords can require pet insurance, though suitable products are currently scarce.The default expectation is that pets should be allowed unless there's a good reason not to.Wales:Landlords can include a clause in the occupation contract prohibiting pets. Where this clause exists, landlords can reject pet requests without needing to justify the decision.Key takeaway: Welsh landlords remain free to choose whether pets are right for their property. In England, the decision will be taken out of their hands unless they have very good reason.As you can see, when it comes to compliance, complaints and control over your property, Wales continues to offer a more balanced, landlord-friendly framework. English landlords, meanwhile, face increasing formalisation, penalties and red tape – with more to come as secondary legislation is rolled out.If you’re considering expanding or rebalancing your portfolio in light of these changes, we’re here to help you navigate the local landscape with confidence. Don't hesitate to call us on 02920 668585 for a no-obligation chat. https://www.cpshomes.co.uk/cps-blog/2025/06/12/Why-Wales-works-better-for-landlords-Compliance--control-compared https://www.cpshomes.co.uk/cps-blog/2025/06/12/Why-Wales-works-better-for-landlords-Compliance--control-compared Thu, 12 Jun 2025 10:41:00 GMT A special look at regaining possession under Welsh law vs England’s upcoming Renters’ Rights Bill. Don't miss our other blogs, linked at the end of this piece.Welcome to the first in our new landlord blog series, where we compare key differences between the private rental laws in Wales and those soon to be introduced in England.With England’s Renters’ Rights Bill expected to receive Royal Assent this Summer and begin rolling out from October, landlords across the UK are weighing up where their investments are best protected. In this edition, we focus on one of the most critical areas for landlords: regaining possession of your property – whether due to tenant issues, a planned sale, or personal use.While English landlords will soon face stricter restrictions and fewer options, Welsh law continues to offer a more straightforward, flexible approach.Fixed-term tenanciesWales: Fixed-terms (e.g. a 6-month tenancy, a 12-month tenancy, etc) are still allowed.England: Abolished. All tenancies in England will become periodic (open-ended) when the law comes in, even if both parties previously agreed a fixed-term. Every tenancy will continue until the tenants give two months’ notice – which can be given from day one and in any written format, including SMS or WhatsApp message – or the landlords gives notice. However, landlords are very restricted on when they can serve notice.Fixed-terms provide a clear end date, which often leads to tenants leaving naturally or agreeing to renew. This reduces the need for formal possession action. Without fixed-terms – as will be the case in England – landlords are more likely to need to use formal routes to regain possession, but will have very limited grounds to do so.‘No-fault’ evictionsWales: Landlords can issue tenants with six-month notice to leave, without needing to specify a reason.England: Landlords will need a reason to regain possession of their property – and it must be one of the very few reasons permitted by the law (we’ve listed some below).Student tenanciesWales: With fixed-terms still in existence, nearly all student tenancies naturally cease at the end of a fixed-term that is aligned with the academic year.England: Without fixed-terms, there is a real concern that students may serve two months’ notice to leave at a bad time, e.g. midway through the academic year, when finding replacement tenants would be difficult.Landlords can serve a ‘no-fault’ possession notice that falls in line with the next academic year, if:The property is a HMO and occupied by full-time students, andThe landlord intends to re-let to full-time students the following academic year, andThe tenancy was not agreed more than six months prior to the move-in date, meaning England may see their ‘student lettings season’ shift later.However, landlords must give at least four months’ notice, and must have told the tenants in advance that they may rely on this reason to regain possession.Landlords with non-HMO (1 and 2-bed) student properties are rightly concerned that they may have tenants leaving at awkward times, as this possession route is not available to them.Landlords wanting to sell or move-inWales: As above, landlords don’t need to give a reason when issuing tenants with notice to leave: they can do so in any scenario, as long as it’s not within the fixed-term.England: The law allows landlords to serve a possession notice if they wish to sell, or if they or their family need to move in. Neither reason can be used in the first 12 months of a tenancy, they’ll need to give four months’ notice to use them, and they can’t advertise the property for 12 months after the notice expires or a court claim for possession is filed.Severe rent arrearsWales: Landlords can serve a possession notice if their tenant is two months’ rent arrears. After serving the notice, they must allow two weeks before applying to the court for a possession order.England: Landlords will no longer be able to take action after two months of missed rent. Instead, rent arrears will need to accumulate for three months before a possession notice can be served. On top of that, they must wait an additional month after serving the notice before applying to the court. In effect, landlords could be left without rent for four months before they’re even able to start possession proceedings. As a further kick in the teeth, rent arrears arising from the non-payment of Universal Credit cannot be included in the claim. As the legal landscape continues to diverge, it’s clear that not all parts of the UK are equal when it comes to landlord rights. With more control over possession timelines and tenancy structures, Wales remains an attractive place to own and manage rental property.Read on for more insight into why Wales works better for landlords: Why Wales works better for landlords: Rent payment rights comparedWhy Wales works better for landlords: Compliance & control comparedIf you're considering expanding or rebalancing your portfolio in light of the changes, we're here to offer expert, local advice. Call us on 02920 668585 for a no-obligation chat. https://www.cpshomes.co.uk/cps-blog/2025/06/10/Why-Wales-works-better-for-landlords-Possession-rights-compared https://www.cpshomes.co.uk/cps-blog/2025/06/10/Why-Wales-works-better-for-landlords-Possession-rights-compared Tue, 10 Jun 2025 10:13:00 GMT A special look at rent-in-advance, rent increases and bidding wars under Welsh law vs England’s upcoming Renters’ Rights Bill.Welcome back to our landlord blog series, where we compare key differences between the private rental laws in Wales and those soon to be introduced in England.In our first edition, we explored possession rights. With England’s Renters’ Rights Bill due to receive Royal Assent this summer and begin rolling out from October, the rules around rent payments are set for a major overhaul over the border. In this edition, we compare three key areas where Welsh landlords retain flexibility that English landlords will soon lose:1. Rent in advanceEngland (post-Bill):Strict ban on demanding, encouraging or accepting any rent before the tenancy agreement is signed.Once the contract is in place, landlords may request up to one month’s rent in advance of move-in.After that, rent payments can only cover the immediate rental period and cannot exceed one month at a time.Risk: It’s an opportunity for fraudsters. Once a tenancy is signed, landlords must legally permit tenants to move in on the specified date – even if no rent has been paid – forcing landlords to pursue the full eviction process to regain possession.Wales:No restrictions on taking rent before a tenancy is entered into.Landlords commonly take several months’ rent upfront from tenants unable to meet affordability thresholds (e.g. self-employed with irregular income, those with a poor credit score, or overseas tenants with a lack of UK credit history).Advance payments can help otherwise hard-to-place tenants secure a home, rather than blocking the deal.Key takeaway: Welsh landlords can continue to secure their rental income upfront, while English landlords will face heightened financial risk.2. Increasing the rentEngland (post-Bill):Rent-increase clauses included in tenancy agreements are banned. All rent increases – even those that may have previously been done by agreement or informally – must be done by serving the statutory rent increase notice.The notice can’t be served more than once per year, and tenants must be given at least two months’ notice of an increase (up from one month).Tenants can challenge any increase – above or below market rate – at the First-Tier Tribunal for free, with no screening or fee. The Tribunal will cap the new rent at the lower of the landlord’s proposed amount or the current market rent. Rent increases cannot go ahead until the Tribunal has reached a decision (whereas today they typically backdate increases and can even raise rents above the landlord’s proposal). This means tenants could postpone an increase for several months at no cost to themselves – so we expect many more to contest any rise, even those below market rate. A mere 10% challenge rate would overwhelm the Tribunal.Wales:Rent increase clauses in occupation contracts remain valid.If your contract lacks a clause, you must serve a formal notice at least two months in advance, and rent may only be increased once a year (the same as what England is going for).Most importantly, tenants cannot challenge a rent increase unless the tenancy was an Assured Shorthold Tenancy before it changed to an Occupation Contract on 1st December 2022. As time goes on, these tenancies are becoming less and less common, so it’s rare for any tenant to be able to challenge a rent increase.Key takeaway: Welsh landlords can raise rents without it being challenged or delayed, whereas English landlords have to overcome many hurdles.3. Bidding warsEngland (post-Bill):A ban on encouraging, demanding or accepting any offers above the listed rental price – even if prospective tenants volunteer them.Local authorities can impose civil penalties up to £7,000 per breach, retaining those funds for further enforcement.A strong incentive for councils to clamp down, and a significant deterrent to landlords seeking to maximise rental return.Wales:An open market: landlords and agents may invite and accept offers over the advertised rent.We rarely agree lets above the asking price – our deep market knowledge lets us set rents that reflect demand without resorting to bidding wars.Such wars wouldn’t be necessary if more homes were available, but Government red tape is driving landlords to sell up, shrinking supply further and exacerbating demand pressures.Key takeaway: Welsh landlords retain freedom to harness market demand. English landlords will be legally barred from accepting over-market offers.As you can see, in the coming months Wales will continue to offer landlords far greater autonomy over rent payment terms, rent increases and competitive lettings.Next month, we’ll dive into another major difference for landlords.In the meantime, if you’re considering expanding or rebalancing your portfolio in light of these changes, our local experts are here to help. Call us on 02920 668585 for a no-obligation chat. https://www.cpshomes.co.uk/cps-blog/2025/06/10/Why-Wales-works-better-for-landlords-Rent-payment-rights-compared https://www.cpshomes.co.uk/cps-blog/2025/06/10/Why-Wales-works-better-for-landlords-Rent-payment-rights-compared Tue, 10 Jun 2025 10:16:00 GMT At CPS Homes, we provide proactive 1:1 tenant coaching to help renters confidently tackle maintenance issues. 38% of those are resolved in-house (Dec 2024–Feb 2025), saving landlords time, money, and unnecessary call-outs. Here’s a case study of a common problem and how we resolved it. The issue: A contract-holder reported that one of the strip lights in their kitchen had stopped working. They weren’t sure how to replace it and asked whether a contractor could be sent out. Our solution: Initial diagnosis: We reminded the contract-holder that their tenancy agreement clearly states: "You must change all light bulbs and fluorescent tubes that have ceased to operate, regardless of their height or type.” We explained that this issue would fall within their responsibilities, so calling out a contractor for something avoidable would result in a charge. We then offered practical help so they could sort it themselves. Guided troubleshooting: We talked them through the following steps to safely change the bulb:Switch off the power: Before doing anything, we advised them to turn off the light at the wall and, ideally, switch off the power at the fuse box if unsure.Remove the old tube: Most fluorescent bulbs either twist out or pull out after releasing clips. We advised them to carefully remove any cover first, then gently twist or unclip the bulb from its fitting.Check the markings: Once the old tube was out, we asked them to check the model number and wattage printed on the tube, or take a photo, so they could find an exact replacement.Install the new one: After purchasing a like-for-like replacement, we explained how to slot the new tube into the fitting, ensuring it clicked securely into place.Further coaching: To make the process even easier, we sent over a short video tutorial on how to replace strip lights. The result: The contract-holder followed the steps and successfully replaced the bulb themselves. Why landlords choose us:Relationship building: We don’t just focus on managing properties - we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round.Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise.Cost savings: By offering expert troubleshooting at the first point of contact, we help landlords avoid unnecessary contractor fees.Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose and guide tenants, without the need for a tradesperson.Seamless management: Most issues are resolved behind the scenes, minimising disruption to you.Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands. Learn more:Free agent switch serviceLandlord service summaryGuaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/06/04/Helping-tenants-change-strip-lights-in-the-kitchen-no-call-out-needed https://www.cpshomes.co.uk/cps-blog/2025/06/04/Helping-tenants-change-strip-lights-in-the-kitchen-no-call-out-needed Mon, 19 May 2025 09:19:00 GMT Question from a landlord:Hi, my tenant has lived in the property for 6 years, but due to personal circumstances, I need to regain possession. She receives Universal Credit and says the Council told her they can’t help find her a new property until I begin formal eviction proceedings begin. I gave her 6 months’ notice ending in September – have I done the right thing, and what should I do next? Mike.Nik’s reply:Hi Mike,Thanks for getting in touch.Before diving into your question, there’s one thing I really want to flag because it’s been tripping up a lot of landlords lately when they’ve gone to court for possession: not issuing a converted written statement to their tenants.To explain, when the Renting Homes (Wales) Act came into force on 1st December 2022, landlords were given until 31st May 2023 to provide existing tenants with a ‘converted’ written statement, i.e. an amended tenancy agreement, essentially. This was needed to reflect the changes the Act made to tenancy terms – some mandatory terms had to be added, and others had to be tweaked. So, everyone needed a written statement to show what the terms of the contract looked like now.Here’s the important bit: you can’t serve a ‘no-fault’ possession notice until six months after you’ve provided that written statement. If you served your notice more than six months after issuing the written statement, you should be fine. But if you either didn’t issue one, or served the notice within that six-month window, the court will almost certainly throw your case out, if it goes that far. On top of that, tenants can claim up to two months’ rent back for not being served with the written statement – possibly more if it looks like the written statement was deliberately withheld.Of course, the tenant may leave without the need to go to court, but you might find the Council encouraging them to stay put until everything’s been done by the book – or they might insist on a possession order before they’ll step in and help with re-housing.There are other things that can invalidate a possession notice too – like not being licensed (if required), not issuing an EPC or having the right safety certificates – but the lack of a converted written statement is the one catching a lot of people out.Assuming all your paperwork is in place, and the tenancy was periodic (not in a fixed-term) when you served notice, the form you should’ve used is the RHW16 – giving the tenant six months’ notice.In terms of how to serve the notice, the gold standard is hand-delivering it to each contract-holder and getting them to sign and date your copy to confirm receipt. If that’s not possible, post it through the letterbox and either take a photo of it going in or have a witness confirm you delivered it. Make sure each contract-holder gets their own copy. You can post it if need be, but be sure to get proof of postage from the Post Office. Avoid recorded or signed-for delivery because if they don’t answer the door, it doesn’t get delivered, which means it’s not deemed as served. Email’s only an option if your contract specifically says it is, and even then I’d recommend backing it up with one of the physical methods above.If the tenant stays beyond the date you gave them, you can apply to court for possession – but not before that date, and not more than two months after it. You’ll need to use the court’s official form for this – the accelerated possession route is usually the best option, as it lets a judge review the paperwork and issue a possession order without the need for a hearing. When you complete it, you’ll be prompted to includes copies of the written statement, the EPC, the gas safety record, so on and so forth.Assuming the notice was served properly and you’ve ticked all the legal boxes, the court must grant possession as it’s mandatory they do so.I hope this clears things up, but do let me know if you have any follow-up queries.Good luck,Nikki Director of Operations CPS HomesP.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/06/03/Ask-Nik-“Have-I-served-notice-correctly-and-what-happens-next” https://www.cpshomes.co.uk/cps-blog/2025/06/03/Ask-Nik-“Have-I-served-notice-correctly-and-what-happens-next” Tue, 3 Jun 2025 12:48:00 GMT Question from a landlord:Hi Nikki,A tenant recently Whatsapped me advising she had mould in her bedroom. Being away at the time, I suggested she moved any furniture way from walls, heated, ventilated and used mould killer where appropriate, and I would inspect on my return.Her mother came to me shortly afterwards, demanding rent back for the period the property has been – in her opinion – “unfit for human habitation” or she would whistle blow to everyone she could find.Immediately on my return, I inspected the room to find it in a filthy state with furniture moved against exterior walls. I deep cleaned it, treated the mould and repainted the affected walls with anti-fugal paint.Since then, I’ve received an Informal Improvement Notice from the Council (attached), which states there’s damp in a couple of bedrooms and a broken extractor fan in a bathroom. I’ve already had a contractor deal with these. The damp was being caused by cracking to external render.My question is: do I need to return rent for this alleged “unfit” period?Thanks in advance for your opinion,Dale. Nik’s reply:Hi Dale,Thanks for your message – they sound like just the type of messages you want when on holiday (!).I always find it helps to take the emotion out of it and stick to the facts – what the law says, what the contract says, and what you’ve done in response. That’s usually the quickest route to calm waters.Here’s how I’d look at it:The Council haven’t said the property is unfit for human habitation – and actually, they couldn’t if they wanted to. That decision can only be made by a court, which is backed up by Welsh Gov guidance. The notice you’ve received is informal (the clue’s in the name) and carries no legal weight. If they thought there was a risk to continuing occupying the property, they’d have used one of their formal powers under the Housing Health & Safety Rating System (HHSRS) – things like a prohibition order or taking emergency action. They haven’t done that. In fact, they’ve made a point of saying this is an “informal” step and the most appropriate route in their view, which speaks volumes.The Written Statement you’ve entered into with the contract-holders says:“The landlord must ensure the dwelling is fit for human habitation at all times. The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 prescribes the matters and circumstances to which regard must be had when determining whether the dwelling is fit for human habitation. Many of the matters and circumstances are subjective, particularly as the Regulations are in their infancy. It is expected that you and the landlord will be able to deem whether the dwelling is fit for habitation, but where there is a dispute, it will be determined by the courts. Where all or part the dwelling is deemed unfit for human habitation by agreement between you and the landlord or by the courts, you are not required to pay the equivalent sum of rent for the portion of the dwelling that is deemed unfit. The courts have published a Protocol which they expect prospective parties in a housing disrepair claim to follow prior to the start of proceedings. If a claim proceeds to litigation, the court will expect all parties to have complied with the Protocol as far as possible. The court has the power to order parties who have unreasonably failed to comply with the Protocol to pay costs or to be subject to other sanctions.”When speaking to the tenant and her mum, I’d make it clear that you fully accept your legal duty to keep the property fit for human habitation, as per the Written Statement and Part 4, Chapter 2, Section 91(1) of The Renting Homes (Wales) Act 2016. Quoting that shows you’ve done your homework and take your responsibilities seriously. But I’d also be clear that no-one – including the Council – has actually deemed the property unfit.Even if the property had been considered unfit (which it hasn’t), the contract only says the tenant wouldn’t need to pay rent for the part of the property that couldn’t be used – not the whole thing. The usual way to work that out is the court’s method, which goes off a ‘per day’ calculation. They’d look at how much of the home was unusable and for how long, starting from when a “reasonable period” to fix it had passed. Often, it’s based on floor space – for example, if one room out of ten was completely out of action, that might equal 10% of the daily rent. If only part of the room was affected, it would be a portion of that 10%. So even in worst-case scenarios, you’re not talking about handing all the rent back – just a fair slice for however long the space couldn’t reasonably be used.Damp and mould often get lumped together, but they’re very different issues with different causes. Mould tends to stir up more emotion – probably because of how it looks and the health concerns people associate with it. I put together a short guide recently – A Landlord's Guide to Responding To and Addressing Mould Reports – and there are a couple of pages in there (the ones on causes and prevention) that are worth passing on to your tenants. Keeping a record of your inspections is key too. If you’ve popped round and seen wet clothes drying on radiators, no heating on, windows shut tight – that all helps build a clear picture that they haven’t exactly been helping the situation.Damp issues are structural and fixing them is the landlord’s responsibility, but the mere presence of damp isn’t a smoking gun that proves neglect. I often remind tenants and their parents that homes aren’t perfect boxes – things wear out, things go wrong, and our ever-changing weather doesn’t exactly help. Cracks in render can show up even in well-looked-after homes, but the important bit is acting on it quickly and keeping a paper trail, which you’ve clearly done.You’ve done the right thing, Dale – responded quickly, fixed the problems, and stayed calm despite the noise. If they want to take it further, they’ll have to go through the proper channels, but you haven’t got anything to worry about in my opinion.All the best,Nik.Director of Operations CPS HomesP.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/06/02/Ask-Nik-Do-I-need-to-return-rent-for-this-alleged-“unfit”-period https://www.cpshomes.co.uk/cps-blog/2025/06/02/Ask-Nik-Do-I-need-to-return-rent-for-this-alleged-“unfit”-period Mon, 2 Jun 2025 07:58:00 GMT At CPS Homes, we provide proactive 1:1 tenant coaching to help renters confidently tackle maintenance issues. 38% of those are resolved in-house (Dec 2024–Feb 2025), saving landlords time, money, and unnecessary call-outs. Here’s a case study of a common problem and how we resolved it. The issue: A contract-holder got in touch after two of their gas hobs suddenly stopped igniting, making it tricky to cook properly. Our solution: Initial diagnosis: From experience, we suspected this was a simple fix and not something that needed a contractor visit. Gas hobs often stop sparking when food spills or oil builds up around the ignition nozzles. Guided troubleshooting: We asked the contract-holder to: - Make sure the gas supply was on (just in case).- Clean around the ignition points with a soft brush and cloth to remove any grease or residue.- Use a dry toothbrush to gently scrub around the metal nozzles.- Avoid using too much water, as moisture can also cause ignition issues. Further coaching: To prevent this issue in the future, we advised regular cleaning of the oven and hobs to avoid build-ups that could affect performance. A quick wipe-down after cooking can help stop this kind of thing from happening in the first place. The result: Once the nozzles were cleaned up, both hobs started working again...no contractors needed! Why landlords choose us:Relationship building: We don’t just focus on managing properties - we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round.Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise.Cost savings: By offering expert troubleshooting at the first point of contact, we help landlords avoid unnecessary contractor fees.Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose and guide tenants, without the need for a tradesperson.Seamless management: Most issues are resolved behind the scenes, minimising disruption to you.Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands. Learn more:Free agent switch serviceLandlord service summaryGuaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/05/28/Our-go-to-advice-for-tenants-when-their-gas-hobs-wont-ignite https://www.cpshomes.co.uk/cps-blog/2025/05/28/Our-go-to-advice-for-tenants-when-their-gas-hobs-wont-ignite Mon, 19 May 2025 09:16:00 GMT The Cardiff property market can move fast, and when it does, sellers sometimes find themselves in an enviable (but slightly stressful!) position: multiple offers on the table. So… how do you choose? It’s rarely as simple as going with the highest bidder. Here’s how we help our Cardiff home sellers weigh up what really matters when picking the right buyer... Look beyond the highest price We recently worked with a seller in Grangetown who had three offers, all within £2,000 of each other. One was from a first-time buyer with their mortgage in place, no chain and a flexible attitude. Another offered slightly more, but they needed to sell their own home first and had a long list of "fixes" they wanted before completion. Guess which one we went with? Sometimes, a slightly lower offer, strong, straightforward offer with fewer complications is the safer (and faster) route, beating a higher and more complicated one. How strong is the buyer’s position? It's not just what they offer, but how they’re positioned. We look at: Are they a cash buyer? Fewer delays, less risk of it falling through. Are they chain-free? If the buyer still needs to sell their own home first, it can add a layer of complexity and uncertainty. No onward chain = a much smoother, quicker sale. Do they have a mortgage agreement in principle? This shows they’re financially ready to proceed and can move forward without hold-ups. How quickly can they move? If you’re working to a deadline, a flexible or ready-to-go buyer can make all the difference. (We recently helped a couple in Pontcanna who had three offers on the table. The top two were nearly identical, but one buyer was flexible with dates and happy to take the property as seen. That made all the difference and the sale completed without a hitch!) Are they asking for any repairs or conditions? Requests for repairs or timing changes can complicate things (we always review these closely with our sellers). Emotional investment It might sound a bit fluffy, but we think it’s worth noting: sometimes a buyer who genuinely loves your home and has a personal connection to it is more likely to stick with the process, even when the inevitable hiccups arise. So if someone tells us they’ve always dreamed of living in a certain part of Cardiff or are excited to raise their family in a home like yours, we take that enthusiasm seriously. It often translates to a smoother, more committed buyer. Use strategy, not guesswork…talk to your estate agent This is where we come in. We’ll help you weigh everything up (price, position, conditions, and timing) and give you clear, honest advice so you can feel confident in your choice. We’re not here to push you in one direction; we’re here to make sure you’ve got all the facts to make a confident decision. Don’t be afraid to counter If you’ve got two or more strong offers, you may want to go back to each buyer with a counter, whether that’s a slightly higher price or fewer conditions. We’ll guide you through this carefully to make sure everything remains fair and professional. The final decision: head and heart At the end of the day, you want the best deal, but also the right fit. You’ve put love, time and care into your home and it deserves a buyer who values it just as much as you have. So once you've weighed up all the financial and non-financial factors, listen to your gut. If something feels off, it probably is. And if it feels right, that’s often your answer. Thinking of selling your Cardiff home? With our experience, local insight and a boutique-style approach to selling, CPS Homes will guide you every step of the way. Give Nathan and Sian a call on 02920 454555 or pop into one of our Cardiff branches - we’d love to chat about your next move! https://www.cpshomes.co.uk/cps-blog/2025/05/25/Multiple-offers-on-your-home-Here’s-how-to-choose-the-right-one- https://www.cpshomes.co.uk/cps-blog/2025/05/25/Multiple-offers-on-your-home-Here’s-how-to-choose-the-right-one- Tue, 20 May 2025 08:01:00 GMT Question from a landlord:Hi Nik, The fixed-term tenancy I had with my tenants ended in February 2025 and we haven’t signed a new contract, so I assume it’s a rolling tenancy now. When they first moved in, I gave it to them at a lower rent than I ideally wanted, as they’re friends of a friend. I now want to bring it closer to market value now. How do I go about upping the rent? Thanks, Jennifer.Nik’s reply:That’s right, the tenants – officially known as “contract-holders” nowadays, but I’m sticking with “tenants” – are on what’s known as a periodic (rolling) tenancy. Rents can’t be increased during a fixed-term, but as you have a periodic tenancy, you can do so – though there are a few rules to follow.First off, the Renting Homes (Wales) Act changed the way things work back in December 2022, so if you’re used to the old system, it’s worth being aware of the new bits.You’ll need to give your tenants at least two months’ notice in writing before the new rent kicks in. That’s double the previous notice period, so it catches a few landlords out. The notice must be done on the correct form too — not just a quick email or a clause in a letter — otherwise, it doesn’t count. You need the RHW12 form, which is available from Welsh Government’s website. Unless your written statement (formerly known as a ‘tenancy agreement’) says you can send this electronically, you should do it in the post and retain proof of postage. Make sure you allow enough for it to land on their mat, else they could argue they didn’t get the full two months’ notice.The new rent can start from any date as long as you’ve given enough notice, but I recommend syncing it with the date their rent is due, otherwise you’ll be dealing with awkward part-payments and standing order changes, which nobody enjoys.Legally speaking, there’s no limit on how much the rent can be increased by, and unless it’s a tenancy that transitioned from an Assured Shorthold Tenancy to an Occupation Contract when this new Act came in on 1st December 2022, tenants can’t challenge the new amount either. I suspect Welsh Government will change this at some point, by allowing all tenants to appeal increases at the Residential Property Tribunal again. In the meantime, it’s all down to market value and common sense.One thing to keep in mind is you can only increase the rent once a year, so if your new rent takes effect from September 2025, for example, the next one can’t take effect until September 2026. You can serve the notice sooner, but the change can’t kick in until at least a year has passed. We carry out automatic rent reviews every year for the properties we manage, so our landlords don’t need to keep tabs on this stuff themselves. It means rents stay in line with the market, and it takes the admin off their plate. We always check with them before we increase any rents, of course!Hope this helps.Cheers,Nik Director of Operations CPS HomesP.S. and a slight disclaimer: this isn’t legal advice – it’s just an honest, considered, best-of-my-knowledge answer. Got a lettings question on your mind? Fire it my way. I’ll always reply privately, and I pick one each month to feature here – always anonymously. https://www.cpshomes.co.uk/cps-blog/2025/05/23/Ask-Nik-Can-I-increase-my-tenants-rent-now-that-the-fixed-term-has-ended https://www.cpshomes.co.uk/cps-blog/2025/05/23/Ask-Nik-Can-I-increase-my-tenants-rent-now-that-the-fixed-term-has-ended Sun, 18 May 2025 16:26:00 GMT Got a question about the latest lettings legislation or your legal responsibilities as a landlord in Wales? Fire it my way! Whether it’s compliance, contracts, or keeping up with ever-changing rules, I'm to help you make sense of it all. Send in your questions and get clear, straight-talking advice, because staying informed shouldn’t be a full-time job. I’ll always reply privately, and I pick one each week to feature here, always anonymously. Just drop an email to nikki.lewis@cpshomes.co.uk. Previous questions: Let CPS Homes help Frustrated by the complexities of the Renting Homes (Wales) Act and the industry’s ever-changing laws & regulations? We're specialists in navigating through Welsh landlord legislation and the intricacies that other agents might miss. Our Compliance Team stay ahead of the curve, ensuring our clients always have ironclad occupation contracts and complete legal protection. By instructing us to manage your property, we will... Work with you to put efficient processes in place well in advance of key dates for new legislation and regulations, ensuring you and your properties are compliant, safe and legal. Provide you with the most robust Written Statement of Occupation Contract you can find in Wales. Save you the cost of a Rent Smart Wales landlord licence and the hassle of ongoing training. Maximise your rental income by ensuring the property is always achieving its full potential. Provide you with your own representative within our Lettings and Accounts departments. Produce free, professional photography as part of our standard marketing package. Place you on our VIP Investor list where you'll get priority access to pre-market investment properties before they're listed online. Provide you with peace of mind via our Client Money Protection (CMP) policy, professional indemnity insurance, and redress scheme membership. To discuss CPS Homes taking over management of your property, call us today on 02920 668585. https://www.cpshomes.co.uk/cps-blog/2025/05/19/Ask-Nik-Landlord-Legislation-Made-Simple https://www.cpshomes.co.uk/cps-blog/2025/05/19/Ask-Nik-Landlord-Legislation-Made-Simple Mon, 19 May 2025 08:57:00 GMT With our 1:1 tenant coaching, we guide renters through common fixes step-by-step, building their confidence and saving you (the landlord) unnecessary costs. If further action is needed, we’ll ensure it’s addressed promptly by the right professional. Having spoken to our tenants and gathered feedback on how we compare with other agents, the response has been overwhelmingly positive - not just in the quality of our advice, but in how quickly our team responds too. We've put together a few case studies to showcase our process in action so you can see the exact steps we take and get a clear picture of the value we provide: Let CPS Homes help Frustrated by the complexities of the Renting Homes (Wales) Act and the industry’s ever-changing laws & regulations? We're specialists in navigating through Welsh landlord legislation and the intricacies that other agents might miss. Our Compliance Team stay ahead of the curve, ensuring our clients always have ironclad occupation contracts and complete legal protection. By instructing us to manage your property, we will... Work with you to put efficient processes in place well in advance of key dates for new legislation and regulations, ensuring you and your properties are compliant, safe and legal. Provide you with the most robust Written Statement of Occupation Contract you can find in Wales. Save you the cost of a Rent Smart Wales landlord licence and the hassle of ongoing training. Maximise your rental income by ensuring the property is always achieving its full potential. Provide you with your own representative within our Lettings and Accounts departments. Produce free, professional photography as part of our standard marketing package. Place you on our VIP Investor list where you'll get priority access to pre-market investment properties before they're listed online. Provide you with peace of mind via our Client Money Protection (CMP) policy, professional indemnity insurance, and redress scheme membership. To discuss CPS Homes taking over management of your property, call us today on 02920 668585. https://www.cpshomes.co.uk/cps-blog/2025/05/19/Cutting-costs-saving-time-How-we-resolve-38-of-maintenance-calls-without-a-contractor https://www.cpshomes.co.uk/cps-blog/2025/05/19/Cutting-costs-saving-time-How-we-resolve-38-of-maintenance-calls-without-a-contractor Mon, 19 May 2025 09:37:00 GMT Two recent announcements from Welsh Government will be welcomed by landlords, as a dose of common sense has prevailed. 1. Proposal to withhold final two months' rent rejected Welsh Government has officially rejected a controversial recommendation made by the Local Government & Housing Committee, which would have allowed tenants to withhold the final two months’ rent if served with a six-month, no-fault eviction notice. After consulting with key stakeholders, the Government decided against implementing the policy – and for good reason. The decision was based on several practical and economic concerns: Undermining the purpose of the 6-month notice period Instead of promptly beginning their search for alternative accommodation – and potentially serving their own one-month notice once they’ve secured a new place – tenants may be incentivised to delay moving in order to benefit from rent-free months five and six. This undermines the purpose of the six-month notice period, which was only recently extended from two months to give tenants as much time as possible to plan a move. By delaying, it could mean some tenants don’t find a new property by the end of the notice period, causing them to present themselves as homeless and increase pressure on local services. Rent increases across the board If landlords were forced to forgo two months' rent, many may decide to spread that loss across the rest of the year to cover mortgage, maintenance and other costs. The result? Higher monthly rents for everyone – including tenants on low incomes or housing benefit, who may then struggle to keep up and fall into arrears. Mortgage affordability and rental supply could be affected Buy-to-let lending rules require landlords to meet strict affordability criteria, including rent covering 140% of mortgage payments and passing stress tests at higher interest rates. Losing two months’ rent could jeopardise those calculations, forcing landlords to raise rents or risk failing lending criteria. Over time, this could make borrowing more difficult, discourage investment, and reduce the number of rental properties available. Negative affect on low-income tenants and those on benefits Tenants receiving Housing Benefit or Universal Credit must have a legal obligation to pay rent – without it, their support is stopped. If the final two months’ rent were waived, benefits would likely be cut off just when tenants are preparing to move, making it harder for them to pass affordability checks, pay deposits or cover the initial rent at a new property. Landlords receiving direct payments could also face clawbacks. In some cases, tenants might be forced onto Universal Credit early and lose out financially, putting them at greater risk of arrears. Ironically, the proposal would likely benefit wealthier tenants while creating more problems for those most in need. Support already exists for tenants facing financial barriers to moving Local authorities can already use discretionary homelessness prevention funds to help tenants with upfront costs like deposits or first month’s rent. This existing support is designed to ease the financial pressure during the notice period, making the proposed rent waiver unnecessary for those genuinely in need. 2. Welsh National Housing Survey announced In a move welcomed by CPS Homes and industry bodies in general, Welsh Government has also announced plans for a comprehensive National Housing Survey. Although not expected to launch for a few years, this is a ‘win’ for the sector, as a more evidence-led approach to policymaking is long overdue. Robust data is essential to building effective, balanced policy. By grounding future decisions in real-world data – not assumptions or ideology – the hope is that new legislation will better reflect the realities faced by both landlords and tenants across the country. https://www.cpshomes.co.uk/cps-blog/2025/05/18/Cardiff-Lettings-Market-Update-Welsh-Government-see-sense-on-future https://www.cpshomes.co.uk/cps-blog/2025/05/18/Cardiff-Lettings-Market-Update-Welsh-Government-see-sense-on-future Sun, 18 May 2025 15:53:00 GMT At CPS Homes, we provide proactive 1:1 tenant coaching to help renters confidently tackle maintenance issues. 38% of those are resolved in-house (Dec 2024–Feb 2025), saving landlords time, money, and unnecessary call-outs. Here’s a case study of a common problem and how we resolved it. The issue: A contract-holder reported that their washing machine had stopped working and was leaking water.Our solution:Initial diagnosis: Experience tells us that washing machine issues are often fixable without the need for a contractor. We informed them that if there was a call-out, and the fault was due to something they could have fixed (like a clogged filter), they would be held liable for the contractor's charge.Guided troubleshooting: We provided detailed guidance to help the tenant fix the problem themselves, advising them to clean the filter initially. We provided a link to a video tutorial on how to do this and explained that for freestanding machines they should carefully pull the machine out (after turning off the water supply) and disconnect the drainpipe. We sent a link to a video tutorial on cleaning the front filter and drainpipe too.Further coaching: We encouraged the tenant to regularly clean the appliance to prevent future blockages. We also mentioned that the machine's user manual could offer additional troubleshooting steps specific to their model and we provided links to both general advice and video guides to ensure they had all the resources needed to resolve any future issues.The result: The contract-holder successfully followed the troubleshooting steps and was able to fix the issue without needing a contractor. Why landlords choose us:Relationship building: We don’t just focus on managing properties - we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round.Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise.Cost savings: By offering expert troubleshooting at the first point of contact, we help landlords avoid unnecessary contractor fees.Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose and guide tenants, without the need for a tradesperson.Seamless management: Most issues are resolved behind the scenes, minimising disruption to you.Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands. Learn more:Free agent switch serviceLandlord service summaryGuaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/05/18/Leaking-washing-machine-We-show-tenants-how-to-sort-it-themselves https://www.cpshomes.co.uk/cps-blog/2025/05/18/Leaking-washing-machine-We-show-tenants-how-to-sort-it-themselves Sun, 18 May 2025 15:42:00 GMT When selling your home in summer, your garden can be just as powerful as any other room in the house when it comes to creating that all-important first impression. Buyers aren’t just buying bricks and mortar, they’re buying a new lifestyle. So, let’s show them what summer in Cardiff in your garden could look like with these super-simple steps.All photographs featured are from homes marketed/sold by CPS Homes. Set the scene for lifestyle momentsEspecially in popular Cardiff suburbs like Pontcanna, Roath, and Cyncoed, outdoor space is a huge selling point. A freshly mown lawn is great, but we want more than that. This is your chance to stage your garden and show how it can be lived in. A bistro set on the patio, a couple of cushions on the chairs and a jug of lemonade (or something a little stronger!) on the table. If you’ve got a cosy bench under a tree, all the better, show them how dreamy that Sunday morning coffee spot could be. Freshen up!Even the best-kept gardens can look a bit tired after a heatwave (or, let's face it, a particularly enthusiastic dog!). A quick trim of any straggly plants, a weed around the edges and a splash of colour from potted plants can give your garden an instant lift. Fresh mulch or bark can instantly neaten up flower beds, while a freshly mowed lawn (with tidy edges!) always gives that polished look. And if your garden furniture is looking a bit sorry for itself, a lick of paint or a good scrub with soapy water will do wonders. The forgotten corners...It’s easy to focus on the patio and lawn, but buyers’ eyes will wander to the scruffy side return, the unloved shed or the pile of pots behind the bins. A quick tidy-up of these often-overlooked spaces can make the whole garden feel bigger, more polished, and more cared for. Highlight the summer sensory experienceIt’s not just about what buyers see, it’s how the garden makes them feel. On a warm day, a garden filled with the scent of lavender or herbs, a freshly mown lawn, or even a soft wind chime can tap into buyers’ senses and create a memorable viewing experience. Citrus candles or subtle diffusers for are great choices if you have a conservatory or room with doors opening out to the garden. If you’ve got a water feature, get it bubbling. If you’ve got fragrant plants, position them near the entrance. Final thought...Your garden doesn’t have to be perfect, but it should feel cared for, welcoming, and full of possibility. A few simple tweaks can turn even a modest garden into a key selling feature, helping your home stand out in the Cardiff property market this summer.Thinking of selling this summer? Nathan and Sian would love to chat about how you can get your garden (and the rest of your home!) looking its best for buyers. Give the CPS Homes sales team a call on 02920 454555 or drop them an email at sales@cpshomes.co.uk. Book a free valuation online today. https://www.cpshomes.co.uk/cps-blog/2025/05/13/Staging-your-garden-for-a-summer-sale-Nathan-and-Sian’s-top-tips https://www.cpshomes.co.uk/cps-blog/2025/05/13/Staging-your-garden-for-a-summer-sale-Nathan-and-Sian’s-top-tips Tue, 13 May 2025 07:56:00 GMT At CPS Homes, we provide proactive and supportive guidance for tenants, helping them confidently tackle maintenance issues. We’ve found that 38% of reported maintenance issues (Dec 2024-Feb 2025) can be resolved in-house, saving landlords both time and money. With our 1:1 tenant coaching, we guide renters through common fixes step by step, building their confidence and saving you unnecessary costs. If further action is needed, we’ll ensure it’s addressed promptly by the right professional. Here’s a case study of a common problem and how we resolved it: The issue: A contract-holder reported that there was mould around the seals of their shower, which appeared to be spreading. Our solution:Initial diagnosis: We confirmed that the seals were in good condition when they first moved in, and it appeared that the mould was likely a result of condensation.Guided troubleshooting: We advised the contract-holder to wipe the seals using a mould and mildew removal product. We also provided a link to a YouTube video on how to clean seals effectively. If no luck, we recommended soaking the seals/ grouting with bleach overnight and wiping it down afterward. Additionally, we guided the tenant to monitor the area for any worsening conditions and get in touch if needed.Further coaching: We explained how condensation occurs and provided helpful guidance on how to minimise it. Some key tips included keeping the property well heated and ventilated, especially during cold weather and keeping windows open while cooking or showering. We highlighted that drying wet clothes indoors, especially over heaters or radiators, contributes to condensation and mould growth and suggested drying laundry outside whenever possible. We also shared Cardiff Council’s guidance on dealing with condensation.The result: The contract-holder followed the advice and when we attended to check the property the following week, the seals had improved dramatically compared to the photos that were sent in.Why landlords choose us:Relationship building: We don’t just focus on managing properties - we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round.Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise.Cost savings: By offering expert troubleshooting at the first point of contact, we help landlords avoid unnecessary contractor fees.Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose and guide tenants, without the need for a tradesperson.Seamless management: Most issues are resolved behind the scenes, minimising disruption to you.Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands. Learn more:Free agent switch serviceLandlord service summaryGuaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/05/09/How-we-help-tenants-deal-with-mould-around-shower-seals-–-no-call-out-necessary https://www.cpshomes.co.uk/cps-blog/2025/05/09/How-we-help-tenants-deal-with-mould-around-shower-seals-–-no-call-out-necessary Fri, 2 May 2025 09:00:00 GMT Just moved in and want to make your place feel more you…but without risking your deposit? There are plenty of ways to personalise your space without sticking things to walls or drilling holes. Here are a few of our favourite damage-free decorating tips! 1. Soft furnishings & textiles Rugs, throws, curtains and cushions are the unsung heroes of home styling. They bring in colour, warmth and texture and they’re easy to pick up and take home with you when you move out. 2. Freestanding furniture & storage No need to fix anything to the wall; ladder shelves, bookcases and cube units look great and give you extra storage. They're also a clever way to create zones in a room, especially in studios or shared spaces. 3. Fairy lights and lamps Lighting can completely change the mood of a room. Fairy lights and lamps can add cosiness and character, all without touching the electrics or damaging walls. Marks left from Blu Tack or sticky tape are a leading cause of deposit deductions at the end of tenancies, so wrap fairy lights around bedframes, mirrors, shelves or curtain poles. 4. Houseplants (real or fake!) Plants breathe life into a room! Try a windowsill herb pot, a trailing plant on a shelf, or a big leafy statement piece in the corner to make your space feel fresher and more homely. No green thumb? Faux plants work just as well for the same vibe. 5. Leaning mirrors and artwork A large mirror or framed print propped up against the wall or on top of furniture adds a relaxed, modern feel with zero effort and no risk of wall damage. We’re always here to help tenants protect their deposits while still making their space feel like home. Get more advice and guidance for tenants over on the renting section of our website. https://www.cpshomes.co.uk/cps-blog/2025/04/30/5-ways-to-decorate-your-rental-property-without-causing-damage https://www.cpshomes.co.uk/cps-blog/2025/04/30/5-ways-to-decorate-your-rental-property-without-causing-damage Wed, 30 Apr 2025 12:20:00 GMT Whether you own just one rental property or a larger portfolio, it’s not always easy to know if your properties are truly performing at their best.Are you charging the right rent? Are you legally compliant? Could your property be earning more, or letting faster?Our FREE Rental Property Health Check will answer all of that and more. As Cardiff’s largest letting agent and property management company, we have 30+ years of experience helping landlords maximise returns and stay compliant. We'll include the below:Rent reviewYou might not be getting the true market value for your buy-to-let. We’ll review your current rent using up-to-date local insights to give you a clear picture or what you should be earning. We’ll give you an overview of tenant demand in your area and explain what renters are looking for.Compliance checkKeeping up with lettings legislation can be a full-time job. We’ll check that your property meets all current legal requirements and licensing obligations offering clear, practical advice if anything needs updating.Property maintenance inspectionIf you wish, we can carry out an in-person inspection of your property and provide honest, expert feedback on the general condition to areas that might need attention, improvement or investment. We’ll spot early signs of wear and tear that may lead to bigger maintenance problems.Advice on minimising void periods and maximising incomeWe don’t just look at what your property earns - we help you keep it earning more for you. We’ll share simple ways to make your property more appealing, reduce gaps between tenancies, and boost your rental income.Who is this free check suitable for?This service is perfect for:Anyone unsure if they’re charging the right rentLandlords with vacant propertiesThose worried about legal complianceAccidental or first-time landlordsInvestors with growing portfoliosTo book a free rental property health check, get in touch with our Senior Property Investment and Market Advisor, Rhys Owen, on 02920 668585 or email rhys.owen@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/04/30/We’re-offering-free-rental-property-health-checks-for-Cardiff-landlords https://www.cpshomes.co.uk/cps-blog/2025/04/30/We’re-offering-free-rental-property-health-checks-for-Cardiff-landlords Wed, 30 Apr 2025 11:55:00 GMT It might not feel like it every day (thanks, Welsh weather!) but summer’s just around the corner, which means now’s the perfect time for landlords to give their rental properties a once-over. At CPS Homes, we manage hundreds of homes across Cardiff and know from experience that a little bit of seasonal TLC now can save you a lot of headaches (and costs) later. Whether you manage your own property or work with a letting agent like us, it’s essential to make sure everything’s in top shape before the summer months.Inspect for pestsAs temperatures rise, so does the chance of pests making themselves at home. A quick inspection for signs of pests (like nests, droppings, or chewed woodwork) can nip any infestations in the bud. Common entry points like gaps or cracks around pipes, doors and windows should be sealed up properly. If you’re unsure or spot anything suspicious, it might be worth getting a pest control expert involved before it turns into a bigger issue.Keep an eye out for leaksLeaks aren’t always obvious straight away, but the damage they cause can be expensive. Check around taps, under sinks and anywhere plumbing is hidden away. Bathrooms, kitchens and basements are the usual trouble spots. Even something as simple as a small drip should be dealt with quickly, as a little leak can turn into a lot of water damage before you know it. We always encourage our tenants to report leaks early and help guide tenants on what to watch for to help protect your investment. Freshen up the gardenA well-kept outdoor area gives tenants another reason to enjoy the property (and stay longer). Remind tenants to mow lawns, trim hedges and keep the garden tidy. Clean gutters to maintain proper drainage and prevent water damage or damp (gutters should be cleared at least twice a year for best results). Inspect the roof for loose or missing tiles or any winter damage and fix issues early to avoid leaks during summer storms. Check fences, gates and paving for signs of wear (like wobbly fence panels or cracked paving stones) and make any necessary minor repairs to keep the property safe and secure.Windows, doors, and insulation checksA quick check of your windows and doors can make a big difference to how comfortable your property is during summer and it’ll save energy when colder months return too. Open and close every window and door to make sure they’re operating smoothly, locks are secure and seals are intact. Replacing worn-out sealant around frames will help keep the property cool when it’s hot and warm when it’s chilly.It’s also worth checking for any signs of mould or condensation around window sills, as proper ventilation now can stop small issues becoming big problems later. Tenants do have a responsibility to help manage mould and condensation day-to-day, so it’s important to remind them to ventilate rooms properly and report any issues early. As part of our property management service at CPS Homes, we regularly send tenants tips and guidance on managing ventilation properly, helping to prevent issues before they become costly problems for landlords.Freshen up with a spring cleanNothing says “summer-ready” like a freshly cleaned home! We’re talking about deep-cleaning carpets, wiping down skirting boards, airing out rooms, scrubbing bathrooms and giving kitchens a good de- grease. We encourage regular tenant cleaning throughout the tenancy, but a professional deep-clean at the end of a tenancy can help set the right standard for incoming renters.Communicate, communicate, communicate!Keeping the lines of communication open with your tenants makes seasonal maintenance much smoother. Make sure tenants know what to look out for and feel comfortable reporting small issues early. It also helps to double-check everyone’s clear on who’s responsible for what when it comes to basic maintenance.A reminder for our managed landlord clients (student homes)We always advise our Cardiff landlord clients to plan ahead when it comes to summer maintenance for student rentals. Contractor availability fills up fast - particularly through July - and with many student tenants moving in again by August, it’s essential to get any necessary works booked early. June is often the ideal time to carry out maintenance and re-decorating jobs - properties are quieter, contractors have more availability and there’s less chance of new damage before tenants move in. We proactively inspect our managed properties, advise landlords on recommended works and offer quotes from trusted local contractors to make the process smooth and stress-free.Looking for more tailored advice on looking after your rental property?Whether you’re after a full property management service or just a little guidance now and then, our expert team at CPS Homes is here to help. Give us a call on 02920 668585, drop us an email to lettings@cpshomes.co.uk. To learn more about our managed landlord services in Cardiff, click here. https://www.cpshomes.co.uk/cps-blog/2025/04/28/Landlords-get-your-Cardiff-rental-property-summer-ready https://www.cpshomes.co.uk/cps-blog/2025/04/28/Landlords-get-your-Cardiff-rental-property-summer-ready Mon, 28 Apr 2025 08:54:00 GMT At CPS Homes, we provide proactive and supportive guidance for tenants, helping them confidently tackle maintenance issues. We’ve found that 38% of reported maintenance issues (Dec 2024-Feb 2025) can be resolved in-house, saving landlords both time and money. With our 1:1 tenant coaching, we guide renters through common fixes step by step, building their confidence and saving you unnecessary costs. If further action is needed, we’ll ensure it’s addressed promptly by the right professional. Here’s a case study of a common problem and how we resolved it: The issue: A contract-holder reported that the kitchen sink drain was blocked and overflowing, causing an unpleasant smell to linger around the garden manhole. Our solution: Initial diagnosis: We confirmed the issue appeared isolated to the kitchen, asked for a photo and advised on basic checks around the external drain and u-bend Guided troubleshooting: We sent over guidance on how to clear minor blockages and advised on drain unblocking products we recommend. Further coaching: We explained how to prevent future build-up by avoiding fats, grease, oil and food scraps going down the sink. We also advised regularly cleaning the drain and gave examples of the best way to do this. The result: The contract-holder successfully cleared the blockage themselves, resolved the smell and cancelled the report… no contractor needed. Why landlords choose us: Relationship building: We don’t just focus on managing properties - we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round. Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise. Cost savings: By offering expert troubleshooting at the first point of contact, we help landlords avoid unnecessary contractor fees. Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose and guide tenants, without the need for a tradesperson. Seamless management: Most issues are resolved behind the scenes, minimising disruption to you. Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands. Learn more: Free agent switch service Landlord service summary Guaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/04/22/Tenant-with-a-blocked-drain-We-offer-step-by-step-guidance https://www.cpshomes.co.uk/cps-blog/2025/04/22/Tenant-with-a-blocked-drain-We-offer-step-by-step-guidance Tue, 22 Apr 2025 12:56:00 GMT When you’re house-hunting, the quality of local schools matters - even if you don’t have children. Let’s break down what you need to know!Why school districts matterHighly regarded schools drive demand in the area, with families often willing to pay a premium to live in the top catchment zones. Homes in these top-rated school districts tend to hold their value better and often appreciate faster than properties in areas with less sought-after schools. So, even if you don’t have children or plan to in the near future, buying in a strong school district is a smart investment.For parents, or those thinking of starting a family, the appeal of good schools is clear. A strong school district ensures your children have access to top-notch education and a supportive community environment. How to research schoolsStart with Ofsted reports which give you an official assessment of a school’s quality across key areas like teaching and pupil outcomes. You can easily access these online to get an understanding of a local school’s strengths and weaknesses. Look at the overall rating and if you’re planning to send your children there, you’ll want to understand the quality of teaching, pupil outcomes and the school’s overall effectiveness too. A top school is more than just strong academics. Consider the extracurricular activities on offer and take note of the facilities (e.g. modern labs, sports fields and libraries) that show that the school is invested in providing a great learning environment. Schools with strong pastoral care and special education programs are often better equipped to offer a nurturing atmosphere for all students.Don’t forget about the school’s reputation within the community. Speak with parents, check online forums and ask locals for their thoughts. Thinking about the future Before you commit, think about future changes that could affect your investment. Check out any planned developments in the area, such as new housing or infrastructure projects. These could bring more amenities or lead to increased traffic.You should also keep an eye on potential changes in catchment areas. Schools periodically review and update their boundaries, which could impact both your child’s access to the school and your home’s resale value.Balancing school quality with other priorities While a great school is important, it’s essential to balance this with other priorities. Does the home you’re looking at fit within your budget? Is the commute manageable? Does the neighbourhood match your lifestyle? Finding the right balance between a strong school and all the other factors that matter will help you make a well-rounded decision for your home and your future. Our team are here to support you through every step...If you're thinking of buying or selling in Cardiff, we know all areas inside and out. Speak to Nathan and Sian on 02920 454555 if you have any questions or are looking for support with your property journey. Curious to know what your home is worth in 2025? Start with a free, instant, online valuation. https://www.cpshomes.co.uk/cps-blog/2025/04/16/How-to-evaluate-school-districts-when-buying-a-home-in-Cardiff https://www.cpshomes.co.uk/cps-blog/2025/04/16/How-to-evaluate-school-districts-when-buying-a-home-in-Cardiff Thu, 10 Apr 2025 10:48:00 GMT Pets bring so much joy to our homes, but when it comes to presenting your property for sale, it’s important to consider how your furry friend might impact potential buyer. If you’re preparing to sell, here are a few key things to think about as you get your home ready for marketing photos and viewings. Making them part of the story Let’s start with the positives. Pets can absolutely enhance a home’s appeal. A friendly, well-groomed pet can make a space feel lived-in and loved, something buyers often connect with emotionally. Listing photos and videos with your pet (used sparingly) can highlight lifestyle features. A pup snoozing by the fire, or a cat curled up in a bay window can showcase the warmth and character of the home. We’ve included some of our favourite shots captured by photographer, Scott, on camera, throughout this piece to give you an idea of the sort of thing that buyers love. What to do about viewingsIf your pet is calm and well-behaved, they could be okay to stay for viewings. But some buyers may be allergic, nervous, or just not "pet people". It might be better to arrange for your pet to be out of the house during viewings or the open house appointment (e.g. arrange a dog walk, or a trip to a friend or family member’s home). If that’s not possible, create a comfortable, secure space for your pet in a separate room and pop a polite sign on the door.Eliminate odoursAs pet owners, we often become so used to our pets that we no longer notice their scent, but that doesn’t mean others won’t. Even in the cleanest of homes, potential buyers will likely pick up on subtle smells you’ve gone nose-blind to over time.Deep clean everything, especially carpets, rugs, sofas and anywhere your pet likes to nap. For the carpets, consider hiring a professional. While a buyer may still plan to replace them down the line, a thorough clean will help eliminate lingering odours and make the space feel fresher and more cared for.Neutralise, don’t just mask. Use pet-safe odour removers and avoid overly strong air fresheners, which can raise suspicions and lead buyers to wonder what you're trying to cover up.Groom your pet regularly to help reduce dander and shedding during the selling period.Keep windows open when you can to allow fresh air to circulate, especially before viewings. Fix the evidence & de-clutterClaw marks, chew damage and wear-and-tear from little paws might go unnoticed day-to-day, but eagle-eyed buyers will spot them!Touch up scuffed paintwork and baseboards.Replace or repair chewed corners, scratched floors or damaged garden patches.You might love your dog’s toy basket or your cat’s climbing tower, but removing the visual signs of your pet’s presence will help buyers picture their own lives here. Tuck away pet beds, food bowls, leads and toys before each viewing.Don't forget outside! Take time to tidy up the garden before viewings, clearing away any chewed toys or well-loved balls.Use stylish baskets or hidden storage for pet supplies if they need to stay in the house.Organise your marketing video and photos to be taken after all this decluttering, so you’re presenting the calmest, cleanest version of your home. Less visual ‘noise’ means more focus on your home’s best features. We offer free home staging for all our vendors, helping you present your property at its absolute best, from layout to lighting and everything in between. It’s just one of the ways we make sure your home stands out from the rest.Selling your home in Cardiff this year? Book a free valuation or call our team on 02920 454555. https://www.cpshomes.co.uk/cps-blog/2025/04/16/Selling-your-home-when-you-have-pets https://www.cpshomes.co.uk/cps-blog/2025/04/16/Selling-your-home-when-you-have-pets Wed, 16 Apr 2025 09:09:00 GMT With our 1:1 tenant coaching, we guide renters through common fixes step-by-step, building their confidence and saving you (the landlord) unnecessary costs. If further action is needed, we’ll ensure it’s addressed promptly by the right professional. Having spoken to our tenants and gathered feedback on how we compare with other agents, the response has been overwhelmingly positive - not just in the quality of our advice, but in how quickly our team responds too. Over the next few weeks we’ll be sharing a few case studies to showcase our process in action so you can see the exact steps we take and get a clear picture of the value we provide. The issue: A contract-holder reported a power outage in part of their property. Our solution: Initial diagnosis: We confirmed if the outage affected only part of the property or the entire area, while at the same time referring to National Grid to see if there was an issue in the area. Guided troubleshooting: When the issue was confirmed as localised to the property, we helped the occupier check their consumer unit (fuse box), which identified a tripped switch. Further coaching: We guided them on identifying potential appliance or light issues causing the trip, providing video tutorials and written instructions as needed. The result: The contract-holder resolved the problem themselves, avoiding a costly call-out. The trip was being caused by a faulty air fryer that they’d recently brought to the property from a parents’ house. Why landlords choose us: Relationship building: We don’t just focus on managing properties - we focus on creating long-term, positive experiences for tenants, which translates to better landlord/tenant relationships, lower turnover rates, fewer call-outs and a smoother experience all round. Nurturing occupants: We know tenants are more than capable of handling minor maintenance issues themselves. We provide the support and guidance they need to confidently manage these issues as they arise. Cost savings: By offering expert troubleshooting at the first point of contact, we help landlords avoid unnecessary contractor fees. Expert guidance: Our team’s higher-level training means we can quickly and accurately diagnose and guide tenants, without the need for a tradesperson. Seamless management: Most issues are resolved behind the scenes, minimising disruption to you. Don’t settle for an agent who doesn’t prioritise your bottom line. Switch to a team that saves you money and keeps your property in expert hands. Learn more: Free agent switch service Landlord service summary Guaranteed rent service https://www.cpshomes.co.uk/cps-blog/2025/04/10/No-electrician-needed-How-we-helped-a-tenant-fix-their-power-issue-fast https://www.cpshomes.co.uk/cps-blog/2025/04/10/No-electrician-needed-How-we-helped-a-tenant-fix-their-power-issue-fast Thu, 10 Apr 2025 13:00:00 GMT There’s no sugar-coating it…buying and selling a home at the same time can feel like a delicate dance. Especially here in Cardiff, where demand can shift quickly and timing is everything. But with the right guidance and preparation, you can make it a lot smoother. Here are some key tips to help you stay on top of things and avoid the chaos.1. Find out what your current home is truly worth & get an understanding of the current marketBefore you fall in love with your next dream home, you need to know exactly what your current property could sell for - and how quickly. A professional valuation isn’t just about knowing the price tag. It sets the stage for everything that comes next: your budget, your timing and your overall strategy.When you’re juggling two major milestones at once, it’s easy to leap into action before thinking it through. Once you have a valuation and have chosen the estate agent you want to work with, make the most of their knowledge. Understanding the Cardiff property market and whether it’s currently favouring buyers or sellers can help shape your strategy. Sometimes it’s better to sell first. Sometimes it’s worth securing your next home early. Either way, having a plan will help you move forward with confidence, not chaos. TOP TIP: If you take care to present your home carefully for viewings and marketing, you’ll likely sell faster and for more, putting you in an even better position when it comes to buying.2. Prioritise the saleIn most cases, it makes sense to sell first. This avoids the financial stress of owning two properties and gives you a clear idea of your buying power. You may need to negotiate a longer completion date or agree a chain to allow time for your onward purchase. 3. Get organised with your finances earlyWhen selling your home, you’ll want to budget for:Your estate agent’s fee (usually between 1% and 3% of the sale price)Legal fees for your solicitorAnd when it comes to buying, make sure you’ve accounted for:Stamp dutySolicitor’s feesLocal authority searchesMortgage arrangement feesA property surveyOne of the biggest causes of delay in a simultaneous sale and purchase is a hold-up with the money side. We recommend doing the following:Review your current savings to see what funds you already have available.Check how much equity you have in your current home (i.e. the difference between its value and your outstanding mortgage).Look at your current mortgage balance and remind yourself of the terms and conditions.Find out if your mortgage can be taken to your next home, or if securing a new deal would work better for you.Speak to an independent mortgage adviser for tailored guidance on your options. The more clarity you have upfront, the smoother everything will flow later.4. Work with the right teamYour estate agent should be more than just a “for sale” board and a few pretty pictures. They should guide you, negotiate for you and keep the whole chain moving. The same goes for your solicitor and mortgage broker. Throughout the process, clear communication is essential. Keep in touch with all of these contacts regularly to stay on top of deadlines, documents and any issues that arise. Patience, organisation and the right support network will go a long way toward making your simultaneous sale and purchase as smooth as possible. 5. Prepare for the unexpectedLet’s be honest: things don’t always go to plan. Completion dates don’t always line up. Buyers change their minds. The perfect house might fall through. So it’s wise to have a plan B in your back pocket. Whether it’s saving money for short-term renting or getting the go-ahead to stay with family or friends, having a backup in place gives you breathing room. This way, you can wait for the right home, not just settle for the next one that comes along. Thinking of buying and/or selling in Cardiff this year?Our team can help you create a plan that works and a marketing strategy that makes your home shine. Get in touch on 02920 454555 or email Nathan and the team at sales@cpshomes.co.uk. To get a general idea of what your home could be worth, click here for a free instant valuation. https://www.cpshomes.co.uk/cps-blog/2025/04/10/Top-tips-for-buying-and-selling-a-home-in-Cardiff-at-the-same-time https://www.cpshomes.co.uk/cps-blog/2025/04/10/Top-tips-for-buying-and-selling-a-home-in-Cardiff-at-the-same-time Thu, 10 Apr 2025 10:03:00 GMT Helping more buyers see, connect and fall in love with your property.Since introducing our new walk-through videos, we’ve seen a huge surge in views and buyer interest. There’s something special about seeing a home brought to life on camera - where every space flows naturally, allowing buyers to feel the full potential of the property. Take a look at a few of our recent videos: Step inside with a member of our sales team as they guide you through each home, with our signature lifestyle clips painting a vivid picture of what it’s like to live there. Don’t forget to follow us on social media (Instagram and Facebook) for exclusive access to new property videos before we even list them on Rightmove. https://www.cpshomes.co.uk/cps-blog/2025/04/01/A-new-way-to-showcase-your-home https://www.cpshomes.co.uk/cps-blog/2025/04/01/A-new-way-to-showcase-your-home Tue, 1 Apr 2025 07:43:00 GMT After working with landlords for over 20 years, I’ve seen first-hand how unpredictable letting can be, so it's no surprise to me that our Guaranteed Rent Service grows in popularity each year. With this service, CPS Homes becomes your contract-holder, guaranteeing you fixed monthly payments, every single month, even during void periods. Landlords who opt for our Guaranteed Rent Service will still receive everything included in our Fully Managed service, and you don't have to pay any letting or management fees either. Is this service right for me? For landlords who prefer to take a risk-free approach, it's worth it to have the security of regular, guaranteed income. Even the most reliable contract-holders may face job loss or other unexpected circumstances as the tenancy goes on. With this service, your payments stay consistent - no stress and no surprises. Our case study: Consider this case study involving one of our investor clients who purchased two properties, intending to supplement their income and build a retirement fund over time. Initially, things ran smoothly, but financial unpredictability soon set in. Rising living costs and a job loss among their contract-holders led to inconsistent payments, making it stressful to plan ahead. Frustrated by the uncertainty, the landlord turned to us. We advised them of our Guaranteed Rent Service and they signed a two-year agreement covering both properties. Now, they enjoy a steady monthly income without the hassle of chasing rent or worrying about void periods, giving them complete peace of mind. Why landlords love this service: We carefully select reliable, fully referenced, creditworthy contract-holders and handle all aspects of property management, including inspections and maintenance requests, though costs for repairs and compliance (e.g. gas/electrical/fire safety certification) will still be yours. We take on the risks of void periods, late payments and legal issues. This guarantee will cost you a little bit more than standard management, but it offers peace of mind and you won't pay letting/management/inspection fees, nor VAT, as it's all rolled into the service. Our track record proves that landlords using this service often earn more annually than those who self-manage or opt for standard management. With the Guaranteed Rent Service, the financial risks are on us, not you. If this sounds like the kind of certainty you’d like for your rental income, get in touch with me on the details below for a chat. Rhys Owen Senior Property Investment & Market Advisor rhys.owen@cpshomes.co.uk 02921 921506 https://www.cpshomes.co.uk/cps-blog/2025/03/21/Cardiff-landlords-gain-peace-of-mind-with-our-Guaranteed-Rent-Service https://www.cpshomes.co.uk/cps-blog/2025/03/21/Cardiff-landlords-gain-peace-of-mind-with-our-Guaranteed-Rent-Service Fri, 21 Mar 2025 14:46:00 GMT At CPS Homes, we make it our business to stay ahead of the latest legal developments affecting landlords. A recent Tribunal decision caught our attention, and we wanted to share the key takeaways with you – because, as this case shows, even the Council can get it wrong.The case involved a house on Treharris Street in Roath, managed by another local letting agent. In May 2023, Cardiff Council inspected the property and served an informal Improvement Notice on the landlord – essentially a request for work to be carried out. Six months later, they re-inspected and escalated it to a formal Improvement Notice under The Housing Act 2004. The notice cited a ‘Category 1’ hazard for Excess Cold and several Category 2 hazards.The landlord, believing the Council’s assessment was excessive and unfair, appealed the decision, as was his right under the same Act. The case was heard by the Residential Property Tribunal in June 2024, with members of the Tribunal conducting their own inspection of the property. Their decision, issued in early 2025, found that the Council had overstated the severity of the hazards, leading them to downgrade the Excess Cold hazard to a Category 2. They criticised the Council’s handling of the case, highlighting that key claims were unsupported by evidence and that some of the required works were either unnecessary or exaggerated.What the Tribunal said exactly“The Tribunal exercising its expertise found during the inspection that some of the items complained of by the Council were very minor issues, or, incorrectly described. The Tribunal was not satisfied that the Council had established that a Category 1 Hazard – Excess Cold exists at the Property. Although some of the windows were in need of repair, there was no suggestion that the central heating system was defective and there was no real evidence as to the extent to which it was being used, in particular, whether all the rooms at the Property were being heated. The primary concern in relation to the Excess Cold related to the condition of the window in the first floor middle room which had been taped shut. The bed in this room was placed directly against the radiator and there were large items placed at the end of the bed and over the radiator which would have compromised the functioning of the heating system, even if it had been turned on. In reaching this conclusion, the Tribunal is satisfied that the positioning of the bed and the items covering the radiator will have made the effective heating of the room more difficult. Further, the defect in the window in the ground floor middle room was not established [as, on inspection, it was found to function adequately]. The Council did not submit any factual evidence to support [their opinion] concerning the Excess Cold temperature at the property, e.g. a schedule of temperature readings over a 24 hour period.”They continued:“The installation of a fan in the kitchen was unnecessary as there was an opening window.”“As noted within the DPC survey, the works relating to the dampness can only be better identified after the condensation arising from the incorrect living habits of the tenant relating to the ventilation of the property were addressed for a few months.”“The requirement to hack off all defective, cracked and hollow render, and re-render, on the rear elevation was too extensive, as only minor cracking was observed to the cement render, which required filling.”“The requirement to fill the damaged area of plasterwork below the staircase in the living room was very minor and only amounted to approximately 300mm.”“The requirement to repoint the stonework/quoins should be limited to the area immediately above pavement level on the front elevation to an approximate height of 300mm.”What does this mean for landlords?Council decisions aren’t always correct: The Tribunal found that work was required, but not to the extent the Council had demanded. They said that Cardiff Council had overstated hazards, with no real evidence supporting their claims about heating issues. This led to unnecessary legal stress and probable financial loss for the landlord.Tenant non-cooperation can cause delays & costs: The property had mounting rent arrears, and the tenant’s lack of communication made accessing the property to carry out repairs difficult. Yet, the Council’s actions may have reinforced the tenant’s belief that withholding rent was justified, leaving the landlord out of pocket. As a result, the landlord began possession proceedings against the tenant.Managing agents must be proactive: The managing agent admitted efforts to gain access for repairs had taken a ‘back seat’ once possession proceedings were underway. The Tribunal criticised this, stating that more could have been done – such as applying for an injunction or offering alternative accommodation.What we’d have done differently at CPS HomesProactive property management: While the Tribunal found that the Council had mischaracterised some issues, they also noted that the property needed work. At CPS Homes, our regular inspections ensure landlords are fully aware of necessary repairs before they escalate, helping to prevent situations like this.Detailed inspection reports: The Tribunal raised concerns over whether the heating was even being used. Our inspections document details such as this, providing a paper trail to protect landlords if similar disputes arise.Tenant cooperation & access: Difficult tenants can be a challenge, but we take a proactive approach to communication to maintain good relationships and secure access when repairs are needed.Reliable contractor network: The agent in this case struggled to find a contractor willing to complete the work that was required. At CPS Homes, we have a panel of trusted, skilled, and competitively priced contractors who we know would have taken on the job.Legal expertise & persistence: Knowing the law inside out means we wouldn’t have paused access and repair efforts just because possession proceedings had begun. We understand that access for essential works and eviction processes are entirely separate legal matters, and we help landlords navigate both.Thorough tenant referencing: While it’s impossible to predict a tenant’s future behaviour with certainty, our rigorous referencing process ensures that tenants are thoroughly vetted before moving in, reducing the risk of issues down the line.This case highlights the importance of expert property management. If you’re currently managing your own property or using an agent who isn’t delivering, let’s talk about how CPS Homes can protect your investment and reduce your risk.If you’d like to discuss this further, feel free to get in touch by calling our team on 02920 668585, or drop an email to lettings@cpshomes.co.uk.Read the Tribunal’s decision notes in full. https://www.cpshomes.co.uk/cps-blog/2025/03/13/Tribunal-case-Cardiff-Council’s-overreach--lessons-for-landlords https://www.cpshomes.co.uk/cps-blog/2025/03/13/Tribunal-case-Cardiff-Council’s-overreach--lessons-for-landlords Thu, 13 Mar 2025 08:40:00 GMT Cardiff Council’s latest policy proposal, outlined in the Cardiff Replacement Local Development Plan (RLDP), is set to bring significant change to the Cathays and Plasnewydd (Roath) rental markets.If these proposals go ahead, planning applications to change the use of any property to a House in Multiple Occupation (HMO) in the two areas will be rejected if it results in there being more than 20% HMOs within a 50-metre radius of the property – effectively closing the door on future student lets in the areas, particularly in Cathays.For years, landlords have successfully converted C3 family homes into C4 (3-6 sharers) and HMO Sui Generis (7+ sharers) properties. However, the new policy will impose a strict limit, meaning the opportunity to develop will soon be extremely limited.The key policies landlords may be interested in are:Policy H5: No new HMOs can be created in Cathays and Plasnewydd (Roath) where it would lead to over 20% of properties within a 50-metre radius being HMOs. As Cathays is already far above this threshold in most – if not all – parts, this is effectively a total stop on new HMOs, overriding previous successful appeal cases against Cardiff Council’s prior attempts to enforce this limit through their Supplementary Planning Guidance (SPG). We expect applications to go from ‘C4’ to ‘HMO Sui Generis’ to continue to be accepted.Policy H6: No new Purpose-Built Student Accommodation (PBSA) will be allowed outside of the City Centre and Cardiff Bay business areas. We question whether this is the best approach, as it restricts the redevelopment of brownfield and commercial premises that may no longer be fit for purpose in other parts of the city.Policy EC6: Office buildings in the City Centre and Cardiff Bay business areas must remain empty for two years before a change of use will be considered.These policies could significantly reshape the student accommodation market in Cardiff for years to come, as they will last until 2036. We strongly encourage landlords to voice any concerns in response to the RLDP consultation and ensure their views are heard. The consultation closes on 15th April 2025 and you can find information on responding on the Consultation Page.Concerning news for owner-occupiersThe proposed changes would see Cathays owner-occupiers' ability to sell to landlords for the best value restricted. As a result, we anticipate that some will list their homes for sale in the coming months, keen to secure a sale before their window closes.If you’re looking to add to your portfolio, now is the time to act. Keep an eye out for new listings, or contact me to discuss potential opportunities.Positives for current HMO landlordsOn the flipside, it’s encouraging news for those who already own HMOs, as a restriction on increased competition could drive up rental values.For more information or to register your interest, call me on 02920 574732 or email rhys.owen@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/03/10/Cardiff-HMO-market-set-to-become-a-closed-shop https://www.cpshomes.co.uk/cps-blog/2025/03/10/Cardiff-HMO-market-set-to-become-a-closed-shop Mon, 10 Mar 2025 09:31:00 GMT A recent UK Government consultation laid out intentions to overhaul how a property’s energy performance is displayed on Energy Performance Certificates (EPCs).The Reforms to the Energy Performance of Buildings Regime consultation invited stakeholder input before it closed last week. As well as how energy performance is displayed, it also sought feedback on considerations to reduce the validity period of EPCs, and revising the circumstances in which an EPC is required to include all short-term/holiday lets.How EPCs currently display energy performanceEnergy Performance Certificates (EPCs) provide various metrics on a building’s energy efficiency, but the key measure is the Energy Efficiency Rating (EER) – a single grade from A to F. This rating is based on modelled energy costs per square metre, calculated using standardised assumptions about heating patterns, temperatures, and energy prices. The data comes from either a physical inspection (for existing buildings) or drawings and specifications (for new builds).However, the Government recognises flaws in this system. Since the EER is tied to assumed energy costs, which can fluctuate, it can produce misleading results. For example, installing a heat pump – a highly efficient, low-carbon heating solution – can sometimes lower a property's EER simply because electricity costs more than gas. This means the rating isn’t always a fair reflection of a building’s true energy efficiency and can be affected by factors beyond the property owner’s control.Multiple headline metricsRecognising the limitations of the current single Energy Efficiency Rating (EER), the government is proposing a broader approach of four headline metrics to provide a more complete picture of a building’s energy performance. These new headline metrics are:Fabric performance: measures the thermal efficiency of a building’s structure, promoting the importance of insulation for comfort and energy savings.Heating system: assesses the efficiency and environmental impact of the heating source, encouraging the adoption of cleaner technologies.Smart readiness: evaluates a building’s ability to integrate smart technologies that optimise energy use and take advantage of cheaper smart tariffs.Energy cost: helps individuals understand the financial implications of a property’s energy efficiency and make informed decisions about potential improvements.Other metrics, such as an estimate of the carbon emissions arising from the energy used in the building, an insight into overall energy consumption and identification of areas for energy efficiency improvements, will be provided as secondary information.What might the new EPC look like?Moving from a single headline rating to multiple metrics represents a major shift. As the government acknowledges, ensuring the new EPC remains clear and user-friendly will be a key consideration in its final design.Below is CPS Homes' mock-up of how the proposed four headline metrics might appear if the government retains an A-F rating for each category. However, an alternative approach could be a numerical score from 0 to 100.How EPCs currently look How EPCs might look from Q3 2026 onwards Expert view Now the consultation period is over, the government must consider stakeholders’ submissions, then make decisions. I don’t imagine we’ll see any changes to the information displayed on EPCs until the second half of 2026 at the earliest. This is partly because the Government are intending to consult on the methodologies that combine to create a property’s overall Energy Efficiency Rating during 2025. Their revised methodologies will create the scores for the proposed fabric performance, heating system, smart readiness and energy cost headline metrics, if that’s the route they decide to go down.The current 10-year validity period of EPCsCurrently, EPCs are valid for 10 years. However, in many cases, they don’t need to be renewed when they expire, as a valid EPC is only required at the point of build, sale, or when granting a lease to different tenants in the rental sector.As part of the consultation, the government is considering reducing the validity period. They argue that more frequent updates would better reflect building improvements – such as insulation upgrades – and provide prospective buyers and tenants with more accurate, up-to-date information that could directly impact their cost of living.If changes are introduced, the government have stated their preference is to allow existing EPCs to remain valid until their expiry date, with any new validity period applying only to newly-issued EPCs.Requiring a valid EPC throughout the tenancy periodUnder current rules, a new EPC is only required when a property is re-let – not when an existing tenant renews or extends their lease. This means a property could be rented for years with an expired EPC.The government is proposing a change that would require landlords to obtain a new EPC when the current EPC expires, regardless of whether the tenant remains in place. This would create a system similar to gas safety certificates, which must be renewed upon expiry.If introduced, this change would ensure that EPC ratings remain accurate and up-to-date, providing tenants with current energy efficiency information throughout their tenancy.Marketing a property for sale or rentAt the moment, an EPC must be commissioned before a property is marketed for sale or rent, but sellers and landlords have up to 28 days to display the certificate.The government is proposing to tighten this requirement, stating that a property should not be marketed at all without a valid EPC. They argue this change would ensure buyers and renters have access to key energy efficiency information from the outset, allowing them to make more informed decisions. It would also simplify enforcement, making the rules clearer for landlords, agents, and regulatory bodies.Short-term / holiday letsThere is no current legislation requiring an EPC to be produced for short-term or holiday lets. There is guidance that says one is required for properties rented out as a furnished holiday let (as defined by HMRC) where the building is occupied for the purposes of a holiday as a result of a short term letting arrangement of less than 31 days to each tenant, and is rented out for a combined total of four months or more in any 12 month period, and if the occupier is responsible for meeting the energy costs for the property.The government don’t want to see landlords move from the private rented sector to the short-term/holiday let sector, so they are proposing to legislate for all short-term/holiday let properties to have a valid EPC at the point of being let, irrespective of whether the occupier is responsible for meeting the energy costs.Expert viewThis is the government getting their ducks in a row. It’s common knowledge that they want to legislate for increased minimum energy efficiency standards, but if they did that before changing the way EPCs look, they’d have to redraft the wording of the legislation so that it covered the revised scores and display. So this is the precursor for new minimum energy efficiency standards, which they have actually just released a consultation on.Within the article, we mention a third consultation for landlords to look out for in 2025, which will alter the methodology that calculates the ratings. As the government acknowledges, the current methodology places too much emphasis on the cost of energy when calculating the energy efficiency rating. So, as electricity is costlier than gas, hot water cylinders are rated lower than gas boilers, despite the latter’s use of carbon. The new methodology will focus less on energy cost and reward properties with reduced carbon emissions, so landlords of properties with gas boilers should be prepared for them to be scored lower than in the past. Though, as we mention, the display of the score will be different if the Government go in the direction they want to, so it’ll be the ‘heating system’ metric that is affected.I disagree with the proposal to reduce the validity length of EPCs, and also the suggestion that a new one should always be produced when the previous one expires. If a property meets the legal minimum standard, why should it be reassessed so soon? It’s unlikely to have become less energy efficient in two, five or even seven years. I accept that we learn more about climate change with each passing year, and technology continues to advance, but the current position of 10-year validity – and only requiring a new one when tenants are changing and the previous one has expired – feels adequate to me.Read about new minimum energy efficiency standards from 2028...UK Government have announced their intentions to raise minimum energy efficiency standards in the private rented sector from 2028. Read about these here. https://www.cpshomes.co.uk/cps-blog/2025/03/01/Big-EPC-reforms-set-to-affect-landlords https://www.cpshomes.co.uk/cps-blog/2025/03/01/Big-EPC-reforms-set-to-affect-landlords Sat, 1 Mar 2025 11:31:00 GMT *To fully understand the topics covered in this update, we recommend reading our piece on how the scoring and display of EPC ratings is set to change first.*UK Government have announced proposals to raise minimum energy efficiency standards in the private rented sector from 2028.Launched recently, the consultation – entitled Improving the energy performance of privately rented homes in England and Wales – lays out plans to raise the minimum standards from 2028 for new tenancies and from 2030 for existing tenancies.The consultation invites stakeholders to submit their comments before it closes on 2nd May 2025. We urge landlords to make their feelings known, which they can do via the Consultation Response page.The new minimum standardsNobody knows what the new minimum standards will be yet, but we do know the areas of energy performance the government want landlords to meet. They are proposing to set the new standards against four new headline metrics displayed on EPCs, which will replace the current single energy efficiency rating:Fabric performanceHeating systemSmart readinessEnergy costUnder the government’s preferred approach, landlords must first meet a primary minimum standard for fabric performance (e.g. loft insulation, cavity wall insulation, double glazing). After that, they can choose between meeting a secondary minimum standard for either:Heating system (e.g. heat pumps, improved heating controls, upgraded radiators), orSmart readiness (e.g. smart meters, solar panels, heat batteries, load-shifting appliances).Notably, while ‘energy cost’ will appear on EPCs, landlords won’t be required to meet a minimum standard for it.What EPCs might look like and the metrics properties will be targeted on: Properties with an existing EPC when reform happensUnder the plans, properties with a valid EPC rated ‘C’ or above won’t need a new certificate when scoring and display rules change in the second half of 2026. Additionally, the property will be considered compliant with the new minimum energy efficient standards that come in from 2028, until the EPC expires.However, properties rated below ‘C’ at the time of reform will need a new EPC that displays the new metrics. If the new certificate doesn’t meet the new minimum standards, landlords must take action to comply.Since some landlords may need to replace EPCs that would otherwise have remained valid for several years, the government is proposing that the cost of obtaining the new certificate can be counted toward the cost cap (explained later in this update).TimescalesAccording to the timeline in the government’s consultation, the new minimum standards won’t be confirmed until the second half of 2026, which is when the change in the scoring and display of EPCs comes into effect.If this timeline holds, landlords will have a relatively short window – from Q3/Q4 2026 to 2028 – to ensure compliance.However, as this is still at the consultation stage, the final details may change before becoming law.Cost capThe cost cap to meet the current minimum ‘E’ standard is set at £3,500 including VAT per property. If they reach this cap – or there are no other energy efficiency improvements they can do without spending an amount that will take them over the £3,500 cap – they can register an exemption.Under new proposals, the government aims to raise the cap to £15,000 (including VAT) and, notably, any work completed before the new standards are confirmed in late 2026 won’t count towards it.Recognising affordability concerns, an affordability exemption that reduces the required investment to £10,000 per property is being considered for landlords who qualify.FundingSupport is currently available (subject to eligibility) for some of the least energy-efficient homes through programs like the Boiler Upgrade Scheme, the Great British Insulation Scheme, and the Warm Homes Nest scheme. Additionally, energy-saving measures such as insulation and low-carbon heating benefit from a zero VAT rate until March 2027.The government plans to explore additional funding and grants before implementation.Fines for non-complianceCurrently, landlords can be fined up to £5,000 per property for non-compliance. The government’s preferred approach is to increase this to £30,000.Our thoughtsExpert insight from our Director of Operations, Nikki Lewis.With this consultation – and the previous one on EPC scoring and display changes – there’s a lot for landlords to digest. My first piece of advice? Respond to the consultation and make your voice heard.Given that properties rated A-C will be deemed compliant with the new minimum standards when EPC reform takes effect in the second half of 2026, landlords with those ratings might want to get a new EPC in early 2026, even if it’s not due for renewal. Doing so locks in a 10-year compliance, meaning no work would be required until 2036. Even then, your property might still meet the standards, avoiding costly upgrades altogether. One caveat: the government is considering reducing EPC validity from 10 years, but it’s unclear if this will apply to existing certificates.For landlords just shy of a ‘C’, small upgrades now – especially for properties with gas central heating, which the new EPC system will penalise for carbon emissions – could be worthwhile for the same reasons as given above.For landlords facing a significant spend to reach a ‘C’, my advice is to wait. Once the new EPC metrics launch, get a fresh certificate, review your new rating, and assess the recommended improvements and funding options. Crucially, any work done before the new minimum standards are confirmed in late 2026 won’t count toward the proposed £15,000 cost cap – another reason to hold off. That said, if the government’s timeline holds, landlords will only have between late 2026 and 2028 to comply for new tenancies (2030 for existing ones), so staying informed is key. As always, we’ll keep you up-to-date.Finally, we realise there is a lot to take in on this topic, so you may find our Frequently Asked Questions page useful. https://www.cpshomes.co.uk/cps-blog/2025/03/01/Breaking-New-minimum-energy-efficiency-standards-proposed-from-2028 https://www.cpshomes.co.uk/cps-blog/2025/03/01/Breaking-New-minimum-energy-efficiency-standards-proposed-from-2028 Sat, 1 Mar 2025 11:58:00 GMT Landlords often ask us: "is the minimum EPC rating rising to 'C' in 2026... 2028... or ever?".The short answer is "no, nothing has been confirmed". The Government has said not to expect any announcements until the second half of 2026.The longer answer is more complicated. The Government is currently running, or planning to run, several consultations on various EPC-related changes – including raising the minimum standard, revising how ratings are displayed (potentially replacing the single overall A–G score with multiple performance metrics), and even altering the methodology used to calculate energy efficiency.So, it's unlikely to be as straightforward as "'C' rating = compliant". More will come into it, which we explain below.You can read our write-up on each of the Government's consultations via the links below. Alternatively (or additionally), to help landlords digest everything as a whole, we’ve covered the most frequently asked questions below.- New minimum energy efficiency standards proposed from 2028- Reforms to Energy Performance Certificates (EPCs)- Our opinion on the proposed changesImportant: The proposals detailed below are only at consultation stage, so have not yet been confirmed. They are what the government would like to do, not what they necessarily will do. We’re bringing landlords this information so that they’re fully-informed and can consider plans to comply if or when they need to.General EPC changesWhat are the proposed upcoming changes to Energy Performance Certificate (EPC) assessments?The UK Government plans to revamp how Energy Performance Certificates (EPCs) display energy efficiency, as outlined in their Reforms to the Energy Performance of Buildings Regime consultation.Instead of a single energy efficiency rating (A-F), EPCs are likely to feature four headline metrics:Fabric Performance – Measures insulation and building efficiency.Heating System – Assesses heating efficiency and environmental impact.Smart Readiness – Evaluates the property’s ability to integrate smart energy technology.Energy Cost – Provides an estimated cost of energy use.These changes aim to provide a clearer and fairer picture of a property’s energy performance.When will these new-look EPCs be in effect?The new EPC format is expected to roll out in the second half of 2026. The government say they will consult on the methodologies behind the new metrics in 2025.Why is the EPC system being updated?The current system is tied to fluctuating energy costs, which can make EPC ratings misleading. The new system aims to provide a more accurate reflection of a property’s energy efficiency, independent of energy price variations. EPC validity & requirementsWill the validity period of EPCs change?Currently, EPCs last for 10 years and are only required at the point of build, sale, or a new tenancy. As part of the consultation, the government invited comments on reducing the validity period to ensure energy efficiency is more regularly reviewed.Will landlords need to renew EPCs for ongoing tenancies?Under current rules, EPCs are only required when tenants change. However, the government is considering changing it so that landlords must always obtain a new EPC once the current one expires, similar to gas safety certificates.When marketing a rental property, when must an EPC be provided?Under proposed reforms, a valid EPC must be available before a property is marketed for sale or rent – eliminating the current 28-day grace period. Minimum Energy Efficiency Standards from 2028What are the new minimum energy efficiency standards?From 2028 (for new tenancies) and 2030 (for existing tenancies), the government would like to see landlords meet minimum standards for:Fabric performance – this will be mandatory, i.e. the primary requirement.Heating system or smart readiness – these two will be mandatory secondary requirements (landlords must meet the minimum standard for at least one).The actual minimum standards, e.g. “at least a rating ‘C’ for fabric performance” or “at least a score of 70 for heating system”, have not yet been revealed.Will properties with an existing ‘C’ rating need a new EPC when reforms happen in 2026?No. If a property has a valid EPC rated ‘C’ or above before the reforms in 2026, the proposals say it will be considered compliant with the new minimum standards coming in from 2028 until the certificate expires.What happens to properties rated below ‘C’ if/when the reforms take effect?Landlords will need to obtain a new EPC under the revised system due to be introduced in 2026. If the property does not meet the new standards, improvements will be required to comply.What EPCs might look like and the metrics properties will be targeted on Cost & complianceIf I want to improve energy efficiency in my property now, what would you recommend?While we await further government updates, we suggest taking a ‘fabric first’ approach, as it’s highly likely that meeting a minimum ‘fabric performance’ standard will be a key requirement. Focus on enhancing insulation, ventilation, and window fittings. However, before making any upgrades, be sure to check out our ‘expert advice’ section at the bottom of this article.How much will landlords need to invest to meet the new standards?The current cost cap to comply with minimum energy efficiency standards is £3,500, but the government proposes increasing this to £15,000 (including VAT).Will the energy efficiency investments I made before 2026 be included in the £15,000 cost cap?No. Under the proposals, any work completed before the new standards are confirmed (expected in late 2026) will not count toward the cap.How does the cost cap apply if I’ve spent £6,000 on upgrades, but the final recommended improvement is going to cost £10,000 to install a new heating system?In this scenario, since the final upgrade would exceed the cost cap of £15,000 (£6,000 + £10,000 = £16,000), you wouldn’t be required to proceed with the installation of the new heating system. Instead, you could register a ‘high cost’ exemption.Is there going to be an affordability exemption for landlords?An affordability exemption is being considered, reducing the cost cap to £10,000 for qualifying landlords.Will there be funding support available?Yes. Current schemes such as the Boiler Upgrade Scheme, the Great British Insulation Scheme, and the Warm Homes Nest scheme offer financial support. The government plans to introduce further funding options before the new regulations take effect.What are the penalties for non-compliance?Currently, landlords face fines of up to £5,000 for non-compliance with minimum energy efficiency standards. The government proposes increasing this to £30,000 per property.Short-term & holiday letsWill short-term and holiday lets require an EPC?Yes. The government plans to introduce legislation requiring all short-term/holiday lets to have a valid EPC, regardless of whether the occupier pays the energy costs.Expert advice for landlordsGet your opinion heard by responding to the minimum energy efficiency standards consultation. You can do so via the Consultation Response page.If your property is already rated ‘C’ or above, consider getting a new EPC in early 2026 (before the reforms take effect) to lock in compliance for 10 years.If your property is just below ‘C’, consider making small upgrades now to get you up to a ‘C’ now, for the same reason as above. This is especially true for properties with gas central heating, which the new EPC system will penalise because of carbon emissions.If your property is significantly below ‘C’, wait until the new EPC system launches before making upgrades. Any work done before late 2026 won’t count toward the £15,000 cost cap. https://www.cpshomes.co.uk/cps-blog/2025/03/01/FAQs-for-landlords-Upcoming-EPC-reforms--minimum-energy-efficiency-standards https://www.cpshomes.co.uk/cps-blog/2025/03/01/FAQs-for-landlords-Upcoming-EPC-reforms--minimum-energy-efficiency-standards Sat, 1 Mar 2025 12:16:00 GMT In the last few weeks, we’ve learnt a lot about the government’s intentions to change EPCs and introduce new minimum energy efficiency standards. If you haven’t already read our updates on each topic, I recommend taking a look:Changes to the scoring and display of EPCsNew minimum energy efficiency standardsAlternatively, we’ve condensed this information into a Frequently Asked Questions pageSome landlords have asked what I think of the new proposals, and what I recommend they do now or once the changes are confirmed, so I've shared my thoughts below.Support for sustainability, but with a practical approachAddressing climate change is essential, and everyone has a role to play in it, but changes need to be fair and achievable. Landlords must be given a reasonable timeframe to comply with new minimum standards, along with the necessary tools – such as clear guidance, financial support, and access to skilled tradespeople – to carry out upgrades effectively.Respond to the consultation before it closesThe consultation that seeks to improve the energy performance of privately rented homes is open for comments. I highly recommend landlords get their thoughts across by responding to it before it closes on 2nd May 2025. Feel free to use some of my points in your submissions – if you agree with me, of course!A deadline that’s too tight and unclear expectationsI think the proposed timeline for landlords to comply with new energy efficiency standards is impractical. With legislation expected in the latter half of 2026, landlords may have less than 18 months to evaluate requirements, secure funding, carry out necessary upgrades, and obtain an updated EPC. This period is insufficient, particularly considering the financial burden – and that’s even with a £15,000 cap on improvements. Extending the timeframe would help landlords transition smoothly and without disruption to their business or their tenants.Additionally, landlords require clear guidance on the specific energy efficiency standards they must meet. Waiting until 2026 for further details is unrealistic, as uncertainty could lead to confusion and potential non-compliance. Landlords (and their agents!) need to fully understand the requirements well in advance and have adequate time to meet the new minimum standards.An unrealistic undertakingAccording to Rent Smart Wales data, nearly two-thirds (61.3%) of properties in Wales currently fall below the EPC ‘C’ rating, which is roughly where the new minimum standard is expected to be pitched (albeit with new criteria and ratings).When you bring England into the picture as well, the number swells to 2.5 million rented properties needing work. In order to meet the government’s proposed deadline, it’s estimated that homes will need to be retrofitted at a rate of 5,000 per working day, which is just not going to happen.And who is going to do the work? At a time when the push towards net zero fuels demand for trades, research by Kingfisher – who own B&Q, Screwfix and TradePoint – suggests that the UK is on course to face a shortfall of 250,000 tradespeople by 2030. Without a clear plan to address this, landlords will struggle to secure the skilled professionals needed to meet the proposed targets, leading to delays, rising costs, and concerns over the quality of work.The cost impactIn their consultation, the government predict that, on average, properties will require between £6,100 and £6,800 worth of work to meet the new minimum standards. Even if that estimate is correct, it’s an average, so some properties will require a significantly higher spend.Landlords are often portrayed as having endlessly deep pockets, when in reality the vast majority are individuals and basic rate taxpayers, almost half of whom rent out just one property.Spending £6,000+ is going to come as a significant blow, and as landlords are ultimately running businesses, they will seek to recover it through rents over time, which isn’t good news for tenants in a cost-of-living crisis. Others will sell up and the property will leave the sector altogether, which will worsen the current housing supply crisis.Access to funding is essentialI think the proposed increase in cost cap from £3k to £15k is too big a jump. Talk of an affordability exemption that will see the cap reduced to £10k (depending on eligibility) is welcomed, but that’s still not a small amount.Landlords require straightforward and accessible funding solutions to assist with property upgrade costs, especially in areas where property values and rents are low.The government was near-silent on funding in the consultation, saying they’ll set out further measures later. They point out existing funding options, but they won’t be enough and eligibility criteria is too strict, so watch this space.Doubts over the aims and method of new EPC rating systemIt looks almost certain that we’re going to move away from one overall energy efficiency rating to four new headline metrics:Fabric performance: the thermal efficiency of a building’s structure, promoting the importance of insulation for comfort and energy savings.Heating system: the efficiency and environmental impact of the heating source, encouraging the adoption of cleaner technologies.Smart readiness: a building’s ability to integrate smart technologies that optimise energy use and take advantage of cheaper smart tariffs.Energy cost: helps individuals understand the financial implications of a property’s energy efficiency and make informed decisions about potential improvements.Fabric performance will be the first rating landlords need to be hit to be compliant, then they can choose either heating system or smart readiness.Interestingly, despite being one of the headline metrics, the cost of energy won’t have a minimum standard attached to it. I can see why given we’re not in control of the cost of energy, but considering Government’s primary goal is to “cut bills for families and slash fuel poverty”, I can’t help thinking their focus on low carbon heating is causing a blind spot for energy costs.The new scoring system will rate all low-carbon heating systems (such as electric heaters) higher than all non-renewable heating systems (such as gas boilers). This could mean, for instance, an inefficient heat pump or electric heater is rated better than a low-cost, efficient gas boiler. In some cases, this may result in higher expenses for tenants, which I believe is unfair.First and foremost, tenants want a warm home and cheaper energy costs. If that can come through renewable energy sources, great, but they won’t want to pay through the nose for it.Also, with the introduction of a ‘smart readiness’ metric, the government must ensure that older properties without access to low-carbon heating or technologies like EV charging points are not unfairly penalised.EPC cost will riseIgnoring the cost of making the actual energy efficiency upgrades for the moment, it’s clear to me that the cost of commissioning an EPC is going to increase. The deeper assessment criteria will mean assessors spend more time at the property, which they’ll – understandably – want to charge extra for. If the validity period of EPCs remains at 10 years, landlords are unlikely to quibble over the increased cost, but if the Government decide they need reproducing every 5 years – or potentially even more frequently – landlords might expect more in rent to cover the additional layout.Practical advice on what landlords could do now or soonGiven that properties rated A-C will be deemed compliant with the new minimum standards when EPC reform takes effect in the second half of 2026, landlords with those ratings might want to get a new EPC in early 2026, even if it’s not due for renewal. Doing so locks in a 10-year compliance, meaning no work would be required until 2036. Even then, your property might still meet the standards, avoiding costly upgrades altogether. One caveat: the government is considering reducing EPC validity from 10 years, but it’s unclear if this will apply to existing certificates.For landlords just shy of a ‘C’, small upgrades now – especially for properties with gas central heating, which the new EPC system will penalise for carbon emissions – could be worthwhile for the same reasons as given above.For landlords facing a significant spend to reach a ‘C’, my advice is to wait. Once the new EPC metrics launch, get a fresh certificate, review your new rating, and assess the recommended improvements and funding options. Crucially, any work done before the new minimum standards are confirmed in late 2026 won’t count toward the proposed £15,000 cost cap – another reason to hold off. That said, if the government’s timeline holds, landlords will only have between late 2026 and 2028 to comply for new tenancies (2030 for existing ones), so staying informed is key. As always, we’ll keep you up-to-date.ExemptionsMany landlords are unaware that exemptions exist for properties that do not meet the current minimum energy efficiency standards. It’s essential to understand these exemptions, as they are expected to remain in place. Here’s a quick overview:‘All relevant improvements made’ exemption – Applies when all possible improvements up to the cost cap have been carried out, or no further improvements can be made, yet the property still falls below the required standard.‘High cost’ exemption – Applies if the cost of installing the cheapest recommended improvement exceeds the cost cap, making upgrades financially unviable.Third-party consent exemption – Applies when required upgrades need approval from another party (such as a tenant, superior landlord, mortgage lender, freeholder, or planning department), but consent cannot be obtained despite best efforts, or it is granted with unreasonable conditions.Property devaluation exemption – Available if an independent surveyor provides evidence that making the required energy efficiency improvements would reduce the property's value by more than 5%.Wall insulation exemption – Applies when the only relevant upgrades involve cavity wall insulation, external wall insulation, or internal insulation for external walls, and expert written advice confirms these changes would compromise the property’s structure or fabric (or that of the larger building it is part of).New landlord exemption – Currently complex, but the government plans to simplify it. Moving forward, a six-month exemption will apply to all new landlords where a tenant is already in place.Each exemption must be officially registered and is subject to review after a specified period.Final thoughts: stay informed and plan aheadThe proposed EPC changes present significant challenges for landlords, from tight compliance deadlines to rising costs and uncertainties around funding and tradesperson availability. While sustainability is crucial, the government must ensure that any new regulations are fair, achievable and well-supported.For landlords, the best approach right now is to stay informed, respond to the consultation before it closes on 2nd May 2025, and plan ahead without rushing into costly upgrades prematurely. At CPS Homes, we’ll continue to monitor developments closely and provide expert insights to help you navigate these changes with confidence.If you have any questions or concerns about how the proposed EPC rules could impact your properties, feel free to get in touch – we’re here to help. https://www.cpshomes.co.uk/cps-blog/2025/03/01/The-expert-opinion-on-energy-efficiency-reforms https://www.cpshomes.co.uk/cps-blog/2025/03/01/The-expert-opinion-on-energy-efficiency-reforms Sat, 1 Mar 2025 12:28:00 GMT The Cardiff rental market is changing, and seasonality has once again become a key factor in shaping tenant demand and rental values. After several years of demand outstripping supply, particularly during the post-pandemic boom, we’re now seeing a return to a more traditional pattern of lettings activity. Understanding these seasonal trends is essential for landlords who want to keep their properties tenanted and achieve the best possible returns.Summer demand drives the marketSummer has always been the peak season for lettings, and this year is no exception. Properties available for move-ins during the summer months, particularly those appealing to students and young professionals, are in high demand and seeing the strongest rental growth.Outside of this period, however, the picture is more subdued. Tenant demand is still strong, but it’s not at the levels we saw during the post-pandemic surge. Many tenants are now hitting an affordability ceiling, as highlighted by a recent Rightmove report, which revealed: A 7% increase in available rental properties compared to last year. A 19% drop in the number of prospective tenants. Slower growth in rental prices as tenants grapple with affordability.These national trends are reflected in Cardiff, where pricing your property competitively and aligning with seasonal demand are now more important than ever.A return to realistic pricingFor landlords, it’s important to adjust expectations in line with these shifts. Outside the summer peak, tenants are far more price-sensitive, and rental values have largely stabilised.“While the market is still healthy, we’re not seeing the same rent increases between tenancies that many landlords became accustomed to post-pandemic. Achieving strong returns now requires a realistic approach to pricing and an understanding of the market’s seasonality,” says Nikki Lewis, CPS Homes’ Director of Operations.In some instances, we’re even having to reduce the asking price to less than what the current tenants are paying. This highlights the importance of getting the price right from the outset. Overpricing a property when it first goes on the market can lead to it sitting empty longer than necessary, as the initial listing period is when it receives the most exposure.That said, Cardiff remains a vibrant city with consistently strong demand, particularly for well-maintained properties in sought-after locations. Landlords who focus on presenting their properties in the best possible condition and setting realistic rents are continuing to let successfully.Practical tips for landlordsThe return of lettings seasonality provides opportunities for landlords who are willing to adapt. Here are a few practical tips to ensure you remain competitive: Box clever with tenancy lengths: Aim to align your contract periods with the summer rush. For example, consider a tenancy length that ends in the summer months, when demand is highest. This will position your property to attract a wider pool of tenants at a time when competition drives better rents and shorter void periods. Make repairs count: Ensure your property is in the best possible condition for viewings. Sometimes this means going above and beyond what you’d ideally do – for example, bleaching grouting or replacing seals, even if the discolouration was caused by the current tenant. These small improvements can make a big difference in creating a positive impression and securing a new tenancy quickly. Be realistic with pricing: Outside the peak summer season, tenants are more price-sensitive. Setting a competitive rent, even if it’s not quite as high as you’d like, can mean the difference between a short void period and a property sitting empty for weeks.How we can helpAt CPS Homes, we stay on top of market trends to ensure our landlords receive expert advice tailored to their properties. Whether you’re looking to price competitively, attract the right tenants, or prepare for the summer rush, we’re here to guide you every step of the way. https://www.cpshomes.co.uk/cps-blog/2025/02/03/Lettings-seasonality-is-back-Cardiff-Rental-Market-Update https://www.cpshomes.co.uk/cps-blog/2025/02/03/Lettings-seasonality-is-back-Cardiff-Rental-Market-Update Mon, 3 Feb 2025 14:59:00 GMT As we dip our toes into 2025, the Welsh property lettings market is poised for significant developments. Whether you’re a current landlord or considering becoming one, staying informed is crucial. Below, we outline the key changes and proposals that could shape the rental landscape in Wales this year.1. Welsh Government support for ‘rent compensation’ schemeWelsh Housing Secretary, Jayne Bryant, has supported a proposal that would see contract-holders retain their final two months’ rent if served with a six-month possession notice, essentially compensating them for having to vacate. The idea was first suggested within The Local Government and Housing Committee’s recent report, which identified the need for greater tenant protections in no-fault eviction cases.It’s our view that imposing such financial burdens on landlords will be counterproductive. Landlords are already navigating a challenging landscape of rising tax obligations, increasing mortgage rates, and escalating repair costs. Adding extra expenses risks discouraging investment in the rental market, further reducing the supply of rental properties. This, in turn, could drive rents even higher – precisely the outcome these measures aim to prevent. We believe that increasing the supply of rental properties remains the most effective solution to stabilising rents and avoiding further market distortions. It’s crucial that any proposed legislative changes consider the long-term impact on landlords and tenants alike.Welsh Government have stated that it will listen to stakeholder feedback, including responses to the proposed ‘compensation scheme’, before making any final decisions. An update is expected by the end of April 2025, and we’ll be monitoring developments closely to keep you informed.2. Tackling a self-inflicted rent increase problemWelsh Government are looking to resolve an issue it inadvertently created when drafting The Renting Homes (Wales) Act 2016.Before the Act came into force, occupiers could challenge rent increases, with a tribunal determining whether the proposed rent aligned with market levels. However, since its enactment, contract-holders have had no formal recourse to dispute rising rents. Some landlords have taken advantage of this by issuing rent increase notices – requiring just two months’ notice – at levels they know tenants cannot afford. In some cases, this has become a faster way to regain possession of properties compared to serving a formal no-fault eviction notice, which requires six months’ notice.By omitting an appeals process for rent increases, some believed Welsh Government were – perhaps refreshingly – trusting market forces to keep rents in check. However, our sources suggest that’s not the case, and a fix is on the horizon. If the right to appeal is reinstated, we hope it avoids the pitfalls of England’s proposed approach, where rent increases would be paused until a tribunal reaches a decision and not backdated. Given how long tribunal cases can take, this could mean rents sit below market level for a good while.Read more on rent increases here: How and When Landlords Can Increase Rent in Wales3. Could Wales Follow England’s Lead on Renters’ Rights?The Renters’ Rights Bill (RRB), which is set to shake up the lettings landscape in England when it comes into force this Spring, could also shape future policy in Wales. While most of the Bill won’t apply directly to Wales (read on to find out which parts will), Welsh Government have shown interest in adopting certain elements, we’re told.Key features of the RRB include: An end to no-fault evictions, except in exceptional cases, such as when a landlord intends to sell or move back in – which also come with strings attached. The abolition of fixed-term tenancies – meaning all tenancies will be periodic, and tenants will be able to leave with just two months’ notice. A ban on landlords taking more than one month’s rent in advance.While nothing is confirmed, there are murmurs that Welsh Government are exploring ways to align their policies with these changes. Given that Labour now leads both Westminster and Cardiff Bay, this wouldn’t come as a surprise.Learn more about the Renters’ Rights Bill: Could Wales Soon Emulate England’s New Housing Laws?4. Limited Effects of the Renters’ Rights Bill in WalesAlthough much of the RRB applies only to England, one provision that will impact Welsh landlords relates to anti-discrimination measures. While most landlords already comply with anti-discrimination laws, it’ll be essential that they ensure their policies and practices align with these enhanced requirements.5. Minimum Energy Performance Certificate (EPC) standards back in focusAfter being scrapped by the Conservative UK Government, the proposal to raise the minimum EPC rating for rental properties to a ‘C’ by 2030 has been put back on the table by the Labour Government. There are plans to consult on the matter in 2025, with a view to legislating for improved energy efficiency in the rental sector.Upgrading properties to meet a ‘C’ rating could require significant investment, especially for older buildings. As always, we’ll be across this topic as it develops and will communicate updates as and when they are released.6. New Proposals from Welsh Government’s White PaperIn October 2024, the Welsh Government published its White Paper on Fair Rents, Adequate Housing, and Affordability, outlining potential future reforms. Among the key ideas floated were: More data collection: Landlords may need to submit annual rent data and property condition updates via Rent Smart Wales. Council guarantors: Local authorities could act as rent guarantors but only for unpaid rent, not damages. Pet insurance: Landlords may be allowed to request pet insurance payments from tenants.While these proposals remain under consultation, they signal the Government’s intent to further regulate the rental market in Wales.Read more: An Update on Rent Controls and Other Developments in WalesStay ahead of the curve2025 promises to bring change for landlords in Wales. Our team at CPS Homes are here to help you stay informed and compliant with the latest developments. If you have any questions or concerns about how these changes might affect you, don’t hesitate to get in touch on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2025/01/30/What-Landlords-in-Wales-should-look-out-for-in-2025 https://www.cpshomes.co.uk/cps-blog/2025/01/30/What-Landlords-in-Wales-should-look-out-for-in-2025 Thu, 30 Jan 2025 10:31:00 GMT Click here to download your free guide today. Any time a property is unoccupied, it delivers no income, yet still generates running and finance costs, so it's critical to minimise void periods where possible. The average void period in the UK was 22 days, but due to the impact of Covid-19, many landlords have been experiencing longer voids. As a result of our huge marketing exposure and our unique way of handling tenancies due to come to an end, we're proud to say our average void period is just three days per year! With this in mind, we think we're well-equipped to offer some expert advice on how to prevent void periods and have a plan in place. Stay informed and protect your investment - download our guide today! https://www.cpshomes.co.uk/cps-blog/2025/01/27/Free-ebook-for-Cardiff-landlords-5-top-tips-for-minimising-void-periods-and-maximising-profits https://www.cpshomes.co.uk/cps-blog/2025/01/27/Free-ebook-for-Cardiff-landlords-5-top-tips-for-minimising-void-periods-and-maximising-profits Mon, 27 Jan 2025 14:39:00 GMT What exactly is mould? When we refer to mould, we mean mould caused by condensation. After it starts off as tiny water droplets, condensation turns to dark-coloured spores (commonly called “mould”). These droplets are created when excess moisture in the air comes into contact with a cold surface, e.g. windows, walls (especially exterior walls) and inside furniture. Condensation is commonly caused by low internal room temperatures and a lack of adequate ventilation. The problem can be made worse when heating is not being used to warm the property, or when there are high moisture levels in the air, for example during showering or if you dry damp clothes on radiators. Mould is not to be confused with damp. Damp is something completely different as it's caused by a structural issue with the property, e.g. a leak coming in from the roof due to a broken tile or a part of the external rendering is missing and letting rainwater in. You’ll see a visible tidemark or wet patch on the wall/ceiling, which looks very different to mould. Damp is wholly a landlord's responsibility, whereas condensation is not caused by a structural issue - it's caused by the occupants' living conditions and needs to be managed carefully. Have a read of our free guide and take note of the steps below that can help you prevent mould growth in your student home. https://www.cpshomes.co.uk/cps-blog/2025/01/20/Preventing-and-dealing-with-mould https://www.cpshomes.co.uk/cps-blog/2025/01/20/Preventing-and-dealing-with-mould Mon, 20 Jan 2025 10:52:00 GMT Click here to download your free guide today, including helpful resources to share with your tenants. The tragic death of two-year-old Awaab Ishak cast a harsh spotlight on the dangers of damp and mould in rental properties. Living in social housing with his parents, Awaab’s death led to a tireless campaign for change, culminating in the introduction of "Awaab’s Law." This law, which initially targeted social housing, will soon extend to the private rental sector, bringing new obligations for landlords to act swiftly and decisively when dealing with mould. In short, it’s been a wake-up call for landlords. Landlords in the private rental sector will soon face stricter requirements, including clear timelines for the inspection and repair of damp and mould issues. The focus is on protecting tenant health, responding with urgency and addressing underlying problems promptly. To help you navigate these changes and support your tenants, we’ve created a free guide for Cardiff landlords. It’s packed with practical advice on how to respond to mould reports and includes handy tips you can share with occupants to prevent mould from forming in the first place. Stay informed and protect your tenants - Download our guide today! https://www.cpshomes.co.uk/cps-blog/2025/01/17/Cardiff-landlords-Download-your-free-guide-on-addressing-and-responding-to-mould-reports https://www.cpshomes.co.uk/cps-blog/2025/01/17/Cardiff-landlords-Download-your-free-guide-on-addressing-and-responding-to-mould-reports Fri, 17 Jan 2025 15:33:00 GMT With 2025 just beginning, many homeowners are already planning their next big step. We’ve hit the ground running, launching 40 brand-new listings for the New Year, and we’ve got plenty more valuations booked over the coming weeks.Could you be next to embark on your moving journey?Knowing the value of your current home is the first step to planning for your future. Whether you’re upsizing, downsizing, or just curious about your options, we’d love to help you get started.Sian and Nathan in our Sales Team are ready and waiting to meet you, so secure your appointment today.Take a peek at some of our 40 brand-new listings! You might just find your next dream home... Click here to view all new listings... https://www.cpshomes.co.uk/cps-blog/2025/01/15/Is-2025-the-year-you-find-your-new-home-in-Cardiff https://www.cpshomes.co.uk/cps-blog/2025/01/15/Is-2025-the-year-you-find-your-new-home-in-Cardiff Fri, 17 Jan 2025 10:26:00 GMT Please find our festive opening days and hours below: Woodville Road, Cathays branch Mon 23rd Dec: 9.30am - 2pm Christmas Eve: CLOSED Christmas Day: CLOSED Boxing Day: CLOSED Fri 27th Dec: 9.30am - 2pm Sat 28th Dec: CLOSED Sun 29th Dec: CLOSED Mon 30th Dec: 9.30am - 2pm Tues 31st Dec: 9.30am - 2pm New Year's Day: CLOSED Tenants can find details of our emergency contractors here. Albany Road, Roath branch Mon 23rd Dec: 9.30am - 1pm Christmas Eve: CLOSED Christmas Day: CLOSED Boxing Day: CLOSED Fri 27th Dec: 9.30am - 2pm Sat 28th Dec: CLOSED Sun 29th Dec: CLOSED Mon 30th Dec: 9.30am - 2pm Tues 31st Dec: CLOSED New Year's Day: CLOSED Payment dates: Our Accounts Department is working reduced hours during this period, so will only be making payments on Fri 20th Dec and Fri 27th Dec. We aim to assist with enquiries as best we can during the festive period and we have also reminded all contract-holders in properties we manage of the relevant emergency contact details. On Christmas Eve, Boxing Day and Sat 28th Dec, as well as the days we are open above, we’ll be progressing any maintenance-related issues that require urgent attention. We would like to wish you all a very Merry Christmas and hope you have a lovely break. Thank you for your continued support throughout 2024 and we'll see you in 2025 - let's hope it's a good one! https://www.cpshomes.co.uk/cps-blog/2024/12/10/Festive-opening-hours-2024 https://www.cpshomes.co.uk/cps-blog/2024/12/10/Festive-opening-hours-2024 Tue, 10 Dec 2024 16:14:00 GMT What do the new changes to stamp duty mean for the Cardiff property market in 2025?With the draft Welsh budget announcement due shortly, I wanted to take a look back at the announced changes to stamp duty land tax in England and Northern Ireland announced in October. Can Wales expect similar changes and what does that mean for buyers and sellers here in Cardiff? Properties in England and Northern Ireland will start paying stamp duty land tax at a lower threshold for £125,000 from April next year, whilst at the moment Wales starts at £225,000. So, can we expect the same approach to be adopted here? Watch Nathan's video for expert insight from our team. First time buyers will continue to benefit from stamp duty rate relief at £300,000, while stamp duty for non-first time buyers will start at 2% from £125,000. Now let’s talk second homes. Second homes are already subject to an additional level of stamp duty land tax above that of a single residential home. Following the October budget announcement, England and Northern Ireland saw a next day increase in this land tax from 3% to 5%. This change could have a serious bearing on the number of rental properties coming to the market with tenants, as landlords hold off property purchases due to the increase in costs. The second home tax in Wales is now lower than across the border. My prediction is that the Welsh budget will even out that discrepancy and mirror a 5% rate. So if you have a second home or investment purchase currently going through, this change could impact you from as early as April next year. My advice would be to kick off your property sale or purchase earlier to avoid potential extra costs. Any questions? We're here to help.We will update you with more information after the announcement next week, but in the meantime please feel free to get in touch on 02920 454555 or email sales@cpshomes.co.uk. You can find all of the current stand duty land tax rates for England, Northern Ireland and Wales here. https://www.cpshomes.co.uk/cps-blog/2024/12/07/Stamp-Duty-Predictions-–-December-2024 https://www.cpshomes.co.uk/cps-blog/2024/12/07/Stamp-Duty-Predictions-–-December-2024 Sat, 7 Dec 2024 12:38:00 GMT Each year, EA Masters meticulously reviews the performance of over 13,000 estate agencies across the UK, spotlighting the very best in The Best Estate Agent Guide – a trusted resource for sellers and landlords seeking the perfect partner to sell or let their property. We’re thrilled to end the year on a high note, with our sales team recognised for shining in categories such as property marketing, market share, conversion of sales to completions, time to sell, prices achieved and exceptional customer service. Watch this short video to learn more about the award. "In a market that demands expertise and adaptability, selecting the right estate agent is vital for any home seller. Being recognised by The Best Estate Agents Guide assures our clients that they’re partnering with one of the industry’s best. We’re thrilled to receive this accolade once again – it’s a true reflection of the dedication and exceptional service our team delivers every day." - Nathan Walker, Sales Director. If you’re considering selling your property, we’d be delighted to offer our advice or arrange a free valuation at a time that suits you. With us, you can rest assured you’re in the hands of one of the most trusted estate agents in your area. Let’s start the conversation - your move deserves the very best. Book online or call 02920 454555 for a chat. https://www.cpshomes.co.uk/cps-blog/2024/12/03/Our-teams-hard-work-recognised-at-Best-Estate-Agent-Guide-awards-2025-|-CPS-Homes-Cardiff https://www.cpshomes.co.uk/cps-blog/2024/12/03/Our-teams-hard-work-recognised-at-Best-Estate-Agent-Guide-awards-2025-|-CPS-Homes-Cardiff Tue, 3 Dec 2024 13:09:00 GMT While many assume December is a quiet time for the property market, the stats tell a different story - getting your home ready to sell before Christmas can offer you a head start and some serious advantages. If you’ve been considering selling, now might be the perfect moment to take that step and get in touch with Nathan and the team. Here are three compelling reasons to get your home market-ready ahead of the festive season. 1. Do the prep now, sell when you're ready Getting your home ready to sell doesn’t mean you have to have people viewing it this side of the new year. You can be proactive in arranging your property valuation, instructing an estate agent, having your marketing video and photography completed, then finalising the details. Once everything is in place, you’re free to relax over the holidays. Your home can go live whenever you want it too (we recommend a certain day in particular - read on to find out which!). Meanwhile, you enjoy the satisfaction of knowing you’re ahead of those waiting until the New Year to start the process. 2. Get ready for the Boxing Day boom Of course, there's one day that's better than others when it comes to maximising interest and value in your home. Year after year, Boxing Day is recorded as the peak day for buyers browsing for their next home. It's consistently recorded that the period between Boxing Day and New Year’s Day is the busiest time of year for online property searches too. This surge reflects buyers who have resolved to start the new year fresh, many envisioning their next Christmas in a new home. 90% of the properties we listed last Boxing Day received an offer by mid-January and the majority agreed sales by the end of the month. This put our sellers in prime position to make offers on early spring listings and secure their dream home. If you want to make the most of this incredible opportunity, now is the time to act. Getting your home listed for the Boxing Day boom could make all the difference. You can learn all about our Boxing Day listings here. 3. Become a ‘power-buyer’ so you’re in a strong position when you do find ‘the one’ Starting the selling process early places you in a very strong position when it comes to finding your next home. A “power buyer” is someone who has already agreed a sale on their property and is ready to proceed, giving them an edge over other buyers still tied up in a chain. Sellers love power buyers because they’re less likely to encounter delays. By preparing your property now, you could be in the ideal position to make an offer on your dream home in 2025, without the frustration of being overlooked due to an incomplete sale. If you’ve been denied a viewing because you’ve not yet agreed a sale on your own home, you’ll understand how frustrating it can be. Don’t let this hinder your moving plans in 2025! Join our Boxing Day Listings 2024. We're currently gearing up for a fresh wave of property launches on Boxing Day to cater to eager buyers. If you'd like your property featured, your festive plans won't be disturbed or interrupted. We'd need to visit you before the 18th of December (so there's still plenty of time) to discuss our unique marketing methods and arrange for our media manager Scott to visit to produce your bespoke video and photos. Then that's it! We simply make your property live on Boxing Day across Rightmove, Zoopla, our YouTube channel, and of course across social media with a targeted campaign.You won't hear from us until the New Year but we will be busy behind the scenes booking viewing appointments for mid-January for your pre-arranged launch day. To learn more, call Nathan and Sian on 02920 454555 or email sales@cpshomes.co.uk. We'll get started with a free valuation and then start prepping your home for success! https://www.cpshomes.co.uk/cps-blog/2024/11/19/3-reasons-to-list-your-property-for-sale-before-Christmas https://www.cpshomes.co.uk/cps-blog/2024/11/19/3-reasons-to-list-your-property-for-sale-before-Christmas Tue, 19 Nov 2024 15:27:00 GMT Welsh Government's much-anticipated White Paper on Fair Rents, Adequate Housing and Affordability was published last month, October 2024.A pivotal step in the legislative process, it outlines the government’s intentions for the sector, offering insight into the potential direction of future policies and laws. It follows up on the 2023 Green Paper, which we commented on at the time.The lengthy consultation period for the Green Paper, the significant gap before the release of this White Paper, and now the additional three-month consultation suggest that these decisions are being given thorough and careful consideration, rather than rushed or made on-the-fly.CPS Homes’ perspective: Key insightsBelow are our key insights and takeaways from the White Paper:No rent controls: We’re pleased to see a rejection of rent controls, which we believe would drive landlords out of the sector and exacerbate current supply issues. The White Paper confirms that Welsh Government shares this view. This decision is a positive step for maintaining landlord engagement and stability in the market.Rent increases: That said, Welsh Government will closely monitor the implementation of England’s Renters’ Rights Bill. Across the border, the bill plans to cap rent increases at the lower of the market rate or the landlord's proposed amount, and tenants will be able to contest increases through the First-tier Tribunal, with no rent hike taking effect until the tribunal makes a decision. In Wales, there is currently no limit on how much rent can be increased, which was somewhat surprising when the Renting Homes (Wales) 2016 Act was published, since rents on pre-RHWA tenancies were capped at market level. It was believed – perhaps optimistically – that market forces would be relied upon to ensure rents are not set above market rates. However, it now appears that Welsh Government seeks to address this omission, potentially taking a different approach than England. They are considering involving Welsh Rent Officers to adjudicate on rent increase notices, with appeals handled by the Welsh Residential Property Tribunal.Data collection: The Government aims to capture more data to make informed, evidence-based decisions for the sector. This includes gathering detailed market rent data to better understand the costs of renting in the private sector. One proposal is for landlords to submit annual rent data through Rent Smart Wales. Additionally, there is interest in requiring landlords to provide an annual update and declaration regarding the condition of their property, likely including confirmation of valid gas and electrical safety checks, appropriate smoke and carbon monoxide alarms, and no hazards related to Fitness for Human Habitation. This ‘overview of condition’ could be made accessible to prospective contract-holders, offering assurance that the property they’re considering renting has an up-to-date property record. While this will add administrative work for landlords, it could help improve policymaking.Local authorities to act as guarantors: To help remove barriers to renting, Welsh Government proposes serving as a guarantor for prospective occupiers who face challenges proving their reliability. Initially, the government plans to develop national guidance on rent guarantorship to support local authorities in confidently serving as guarantors for contract-holders. However, unlike traditional guarantor agreements, this scheme would only cover unpaid rent and would not allow landlords to claim for damages as well. As a result, landlords will need to assess their willingness to accept this level of risk.Permitted pet insurance payments: There are plans to revise the Renting Homes (Fees etc.) (Wales) Act 2019, allowing landlords to request that contract-holders pay a premium for a pet insurance policy. This is a positive, practical move that could help reduce risks associated with renting to pet-owning households. There are no plans to grant occupiers the right to request a pet or make it difficult for landlords to decline.Final two months’ rent-free when asked to leave: This proposal wasn’t included in the White Paper but was featured in The Local Government and Housing Committee’s report published around the same time. While Welsh Government is not obligated to implement the Committee’s recommendations, their proposals are well-supported by research and public input, which may influence future policy. The report does not propose an outright ban on no-fault evictions like England plans to introduce (with some limited exceptions), but it does include a concerning suggestion: contract-holders given six months’ notice to vacate under a Section 173 notice would not be required to pay rent during the final two months of their tenancy, framing this "rent-free" period as compensation for the forced move. This would increase financial risks for landlords. While unlikely to impact the student market – where it’s rare for landlords to issue notice to leave – it would place an additional financial burden on small landlords in an already undersupplied market. Larger institutions backed by corporate funds would likely be unaffected, prompting us to question why government policies continue to target small, hardworking landlords while large businesses remain exempt.ConclusionThese proposals build on existing policies but will require additional legislation to be implemented, assuming there is continued appetite to do so following the consultation period. As indicated in the White Paper, these changes are long-term, meaning they are unlikely to be realised in the immediate future. Ultimately, the final details of any proposed changes will need to be reviewed.Landlords are encouraged to participate in the consultation period, which runs until 31st January 2025.Need extra support?At CPS Homes, we've become the go-to agent for landlords looking for ironclad contracts and complete legal protection. Many property owners have come to us after their current contracts fell short, and we've been able to help. If you have any questions or require assistance with reviewing your contracts, please don't hesitate to contact our team on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/11/17/An-update-on-rent-controls-and-other-developments-in-Wales https://www.cpshomes.co.uk/cps-blog/2024/11/17/An-update-on-rent-controls-and-other-developments-in-Wales Sun, 17 Nov 2024 14:19:00 GMT In recent articles, we discussed the introduction of Awaab’s Law to the private rental sector and how it's due to interact with existing legislation. We highlighted how it empowers contract-holders to take legal action against landlords for damp or mould issues. With this in mind, we want to emphasise the importance of landlords establishing a defensible position from the moment tenants report mould-related concerns. Key steps include:Providing tenants with clear guidance on the common causes of condensation, tips for prevention, and methods for treating it if it arises.Equipping occupiers with the necessary ‘tools’ to properly ventilate and heat their homes, such as functional extractor fans in kitchens and bathrooms, openable windows, trickle vents where possible, sufficiently sized and positioned radiators, tumble dryers and/or suitable washing lines for drying clothes, and double glazing.Documenting living conditions through photographs and videos during inspections, which can reveal whether the provided ‘tools’ are being used properly or even require repair.As colder and wetter weather sets in, we’ve seen an increase in reports of “damp” and “mould” from occupiers. Looking at five reports we received last week:Three were initially described as “damp,” but photographs revealed these were mould issues rather than damp. We explained the distinction between damp (caused by structural issues) and mould (which results from condensation). For further clarity, we direct contract-holders to the Damp vs Mould section of our website.Two reports correctly identified mould.In all five instances, all occupiers received educational materials on treating and preventing mould, along with an explanation of why it forms.Each of the five properties was inspected by CPS Homes within a week of receiving the report, where we took the opportunity to reinforce our written advice in person.During the inspections:At two properties, we found clothes being dried indoors. In one, the heating was on but no windows were open, and in the other, neither the heating nor windows were in use, leading to condensation streaming down the windows. Both properties had tumble dryers, but one tenant avoided using it due to concerns over electricity costs, while the other was waiting for their housemate to finish with it.In two other properties, mould had appeared on walls beneath bay windows, which are prone to condensation as they are exterior and often the coldest walls in the house. At one property, a chest of drawers was pressed tightly against the wall, so we recommended moving it slightly to allow air circulation between wall and furniture. At the other property, the tenant admitted they had yet to turn on their heating this year, and didn’t have their trickle vents open. We stressed the importance of using heating to prevent mould and demonstrated how to use trickle vents.Finally, the fifth report involved mould on a bathroom ceiling. When we tested the extractor fan by holding a piece of tissue paper up it, it didn’t ‘catch’ it, which was enough to show us that it wasn’t working as it should be. The landlord authorised its replacement, which we arranged within 48 hours via one of our regular electricians. We advised the tenants that, while a working extractor fan is helpful, it isn’t a complete solution; they also need to take measures such as opening the window while showering.While some of these issues may resurface, by issuing educational advice, documenting living conditions and ensuring the functionality of all landlord-provided tools, we’ve established a strong defensible position in case of further complaints from tenants or their families.Learn more:Understanding Awaab's Law: What landlords need to know and why it mattersAwaab's Law vs. Existing damp and mould legislationLet us help you protect your investment and keep your occupants happy – because when it comes to your properties, we never miss a beat. To learn more, get in touch with us on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/11/13/Building-a-defensible-position-how-landlords-should-address-mould-reports https://www.cpshomes.co.uk/cps-blog/2024/11/13/Building-a-defensible-position-how-landlords-should-address-mould-reports Wed, 6 Nov 2024 14:05:00 GMT The tragic death of two-year-old Awaab Ishak has spurred new legislative changes in housing regulations, requiring landlords to soon adhere to strict timelines for inspecting and repairing damp and mould issues.Yet, many argue that existing laws already empower local authorities and courts to address these issues when landlords are at fault, raising questions about the necessity of additional legislation.In this article, we examine the current laws in place, how Awaab’s Law is expected to interact with them, and the broader implications of this regulatory shift.BackgroundAwaab’s Law forms part of the Social Housing (Regulation) Act, which essentially introduces a stipulation into social housing tenancy agreements requiring landlords to adhere to new requirements, which will be further detailed in forthcoming secondary legislation. Among these proposals are strict timelines for the inspection and repair of damp and mould issues.As these regulations will soon expand to encompass the private rented sector in England via the Renters' Rights Bill – and possibly to Wales at a later date – landlords should anticipate similar stringent deadlines for addressing damp and mould concerns.Fitness for Human Habitation (FFHH)Welsh Government introduced The Renting Homes (Fitness for Human Habitation) (Wales) Regulations in late 2022. According to these regulations, a property is deemed unfit for human habitation if it poses a current or likely risk related to any of 29 specified 'matters and circumstances’, with "exposure to house dust mites, damp, mould, or fungal growths" listed as the first concern.Guidance from Welsh Government outlines the causes of these conditions and the responsibilities of landlords, stating that “whether the dwelling is a fit place to live should, in the vast majority of cases, be clear to both landlord and contract-holder”. However, our experience is that this clarity is often elusive. Occupiers may assert their homes are unfit, even when they are not, making it challenging to change their perceptions.Ultimately, if a landlord and contract-holder cannot reach an agreement regarding a property’s fitness, the matter is one for a court to resolve.Housing Health and Safety Rating System (HHSRS)HHSRS was established under the Housing Act 2004 as a risk-based framework for local authorities to evaluate housing conditions and enforce minimum standards.Despite the introduction of FFHH regulations, HHSRS remains applicable in Wales. Local authority housing officers use this system when inspecting properties in response to complaints from occupiers.Hazards identified during inspections are categorised into four areas, one of which is ‘Physiological Requirements’, which encompasses addressing issues such as damp and mould.Depending on the severity of the identified hazards, local authorities can take various enforcement actions, including issuing improvement notices that legally compel landlords to address the issues. These notices may be appealed and are adjudicated by the Residential Property Tribunal in Wales.HMO Management RegulationsProperties rented as Houses in Multiple Occupation (HMOs) are governed by The Management of Houses in Multiple Occupation (Wales) Regulations. Under these regulations, managers are obligated to maintain the property in good repair, ensuring that the décor, ventilation systems and overall structure are adequately preserved.The Regulations go a step further and say every occupier of a HMO must not act in a way that will hinder or frustrate the manager in the performance of their duties.Enforcement of these regulations is the responsibility of the local authority, and any disputes arising from them are adjudicated by the Residential Property Tribunal.Concluding thoughtsIt’s clear that we’re entering an era where heightened scrutiny and accountability are being demanded of landlords regarding damp and mould issues. While Awaab’s Law will introduce defined timelines for landlords to address these issues, we wonder if it addresses a legislative gap, or if it’s more a political response to public pressure following a tragic incident.Existing frameworks like the Housing Health and Safety Rating System and Fitness for Human Habitation regulations already empower local authorities to take action where landlords fall short. However, underfunded and overstretched councils often struggle to enforce these standards effectively. The rigid deadlines of Awaab’s Law may well empower tenants by giving them a concrete basis to push for action.In all of this, we must not overlook the shared responsibility between landlords and occupants when it comes to addressing mould. Factors like lifestyle habits and ventilation practices also play a role in maintaining healthy conditions, and legislation alone may not address these shared responsibilities adequately. Awaab’s Law is undoubtedly a step towards increased landlord accountability, but for it to create meaningful change, it should work in conjunction with existing laws, ensuring both landlords and tenants understand their roles. In the end, Awaab’s Law reflects a societal call to action, but its success will hinge on practical enforcement and a balanced approach to shared responsibility in maintaining safe, habitable homes.A landlord’s first line of defence: A robust Written Statement of Occupation ContractThe Written Statement of Occupation Contract, formerly known as a tenancy agreement, is a landlord's first line of defence in this new regulatory environment. It should clearly outline expectations for reporting damp and mould conditions, as well as responsibilities for prevention and treatment in the latter’s case.We've consistently advocated against using the Welsh Government’s model Written Statement, as it falls short in adequately protecting landlords. For instance, it states that no rent is payable if the property is unfit for human habitation but fails to provide further clarification. This vagueness could encourage occupiers to stop paying rent based on their own judgment, rather than following the proper legal process. Additionally, the model doesn’t require contract-holders to perform basic household duties, which were responsibilities previously covered by the well-established ‘tenant-like manner’, which no longer exists in Wales. These shortcomings are fully addressed in the Written Statement we provide.In an ever-evolving rental landscape, having a proactive and experienced letting agent on your side is more important than ever. We’re committed to staying ahead of the latest legislation, ensuring your properties are compliant and well-maintained, and your contract-holders informed and educated. Let us help you protect your investment and keep your occupants happy – because when it comes to your properties, we never miss a beat. To learn more, get in touch with us on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/11/06/Awaabs-Law-vs-Existing-damp-and-mould-legislation https://www.cpshomes.co.uk/cps-blog/2024/11/06/Awaabs-Law-vs-Existing-damp-and-mould-legislation Wed, 6 Nov 2024 13:48:00 GMT One of our recent listings was featured on WalesOnline, the most widely read media outlet in the area. This kind of exposure doesn’t just bring attention – it brings buyers. The more eyes on your property, the more interest, and with more interest comes a higher chance of achieving a premium sale price. We know how to make your property stand out. List with us and you may not just be on the market – you could be in the headlines. Click here to read the WalesOnline article about our listing on Windsor Road, Radyr.Watch the bespoke showcase video we produced for this stunning home.Stand out and sell fast with CPS Homes' bespoke property marketing...Your home deserves a marketing journey that highlights its unique charm and value in the most captivating way. Our bespoke campaigns are crafted with precision, using targeted social media strategies that reach serious buyers where they are most engaged. We ensure that your property captures the attention it truly deserves - drawing in more visitors to your open house and increasing competition, so you can secure the best possible price. We know that selling a home is about more than just décor, layout, or location. It’s about inviting buyers into the lifestyle, experiences and memories your space offers. With every campaign, our team (alongside Scott, our professional videographer) will capture your home’s warmth and character through exceptional photography and storytelling videos. From free home staging advice to seamless coordination, we’re committed to delivering market-leading marketing material that speaks directly to the hearts of prospective buyers. Considering a move in Cardiff? Nathan and Sian are ready to design a marketing plan as distinctive as your home. Get in touch for a free valuation or call us at 02920 454555 to start crafting the perfect strategy for you. https://www.cpshomes.co.uk/cps-blog/2024/11/03/At-CPS-Homes-we-don’t-just-list-–-we-get-you-noticed https://www.cpshomes.co.uk/cps-blog/2024/11/03/At-CPS-Homes-we-don’t-just-list-–-we-get-you-noticed Fri, 1 Nov 2024 11:54:00 GMT Empty properties often present a unique challenge in the housing market. Without furniture and décor to breathe life into the space, potential buyers or tenants may struggle to visualise themselves living there, leading to extended listing times and potentially lower offers. Home staging - the art of preparing a property for sale by strategically arranging furniture and accessories - can make a world of difference. Are you planning to put your unfurnished property on the market in Cardiff this season? With thoughtful staging and a few clever touches, your property can still capture the essence of a home ready for someone to make new memories. Here’s how to ensure it connects with viewers and showcases its full potential, even starting from a blank slate. All images are from properties marketed by CPS Homes. Tip #1: Focus on key rooms that matter most When staging an unfurnished property, it’s wise to start with the rooms that make the most impact: the living room, the master bedroom and the kitchen. These are often the spaces where viewers feel the greatest emotional connection. The living room is where family memories and quality time together occurs, the master bedroom promises relaxation and the kitchen embodies warmth and daily life. Adding subtle touches like greenery, modern lighting or an accent rug can bring out the character of each room. Let these key areas capture attention, while maintaining a minimal aesthetic elsewhere to create a cohesive, open flow. Tip #2: A fresh coat of paint and quick fixes go a long way In an unfurnished property, every detail is on full display, so make sure they’re polished to perfection. A fresh coat of neutral paint can do wonders, adding brightness and a sense of modernity. While you’re at it, address minor issues like cracked tiles, dripping faucets or squeaky doors. These small upgrades instil confidence in viewers, giving them peace of mind about the property’s upkeep and quality. Tip #3: Curb appeal sets the tone before they even walk in The first impression begins before potential buyers even set foot inside. Make sure the entrance and garden look inviting and well-kept. Trim hedges, tidy any outdoor spaces and consider adding welcoming touches like a wreath or potted plants at the door. These small details create an inviting entry, setting the stage for what’s to come. Tip #4: Let décor and accessories do the talking Select a few high-quality decorative pieces - an elegant mirror in the entryway, framed artwork in the living room or a simple vase of fresh flowers in the kitchen. These finishing touches help viewers imagine what life could look like in the space. Staging can highlight unique elements like high ceilings or a grand fireplace, creating appealing focal points that showcase character and potential. The added warmth, style, and ambiance that staging brings can leave a lasting impression on buyers, boosting the likelihood of competitive offers and leading to a quicker sale. We love to shoot lifestyle shots that capture the essence of a home, and we’re happy to bring props like cookbooks, eggs, or set up a bottle of wine with glasses to give a lived-in touch to your marketing photos and videos. Tip #5: A pristine clean is essential With no furnishings to distract, cleanliness becomes paramount. Ensure every surface shines, the floors are spotless and windows are crystal-clear. If possible, hire a professional for a deep clean before listing. This will enhance the home’s appeal, giving it a polished feel and inviting atmosphere that makes potential buyers feel instantly at home. Our clients choose us because they want to stand out from the crowd. Whether furnished our unfurnished, our team will make your home shine for the marketing photos, videos and making an impact at viewings. To learn more, call 02920 454555 or email our team at enquiries@cpshomes.co.uk. Looking to sell? Watch our video to meet the team and get to know more about what we do, our passion for selling homes and our drive to get the best possible results for our clients. https://www.cpshomes.co.uk/cps-blog/2024/10/31/How-to-present-and-stage-an-unfurnished-property-for-a-stunning-first-impression https://www.cpshomes.co.uk/cps-blog/2024/10/31/How-to-present-and-stage-an-unfurnished-property-for-a-stunning-first-impression Thu, 31 Oct 2024 10:38:00 GMT Thinking of selling and moving into a lovely new home for Spring 2026? Don't underestimate the power of launching your property to market on Rightmove's busiest day of the year.Boxing Day is one of the busiest times of the year for buyers, with over 30 million people expected to be searching Rightmove between Boxing Day and New Year's Eve. By preparing your home for a Boxing Day launch, we make sure it stands out and captures the attention of serious buyers. Our goal is to have your home sold subject to contract in January, putting you in pole position to make offers on early Spring listings.1. Boxing Day is Rightmove’s busiest day of the yearOnce the wrapping paper is tidied away and the leftovers are coming out for lunch, people turn to their screens and property searches surge. Rightmove, the UK’s largest property portal, experiences a huge spike in traffic on Boxing Day. Last year, millions of home-seekers logged on, kicking off the house-hunting season with a bang. By listing your property on this prime day, you’re placing it in front of an eager audience of buyers, right when they’re most active.2. Attract the most serious, eager buyersMany people take advantage of the festive downtime to reflect on their goals for the coming year. For a lot of families, that includes moving into a new home. By launching your property just after Christmas, you align your sale with this mindset. You’re positioning yourself to attract buyers who are serious about starting their new year with a fresh move, making your property top-of-mind when the January rush hits.3. Beat the New Year rushThe property market typically picks up speed in January, but by launching on Boxing Day, you’ve already made your mark. While other sellers are scrambling to get their homes listed in January, your property will have already captured the attention of motivated buyers. This early exposure can lead to a quicker sale, getting you one step closer to securing your dream home before others even begin their search.4. Stress-free selling over the holidaysYou might be thinking, “But I don’t want buyers turning up while I’m watching Christmas specials!”. Don’t worry, CPS Homes has you covered. Well before the holidays start we’ll ensure your property is beautifully marketed, with all the bells and whistles. We’ll handle everything behind the scenes, lining up viewings for an open day to take place after Christmas. You can enjoy the festive season in peace, knowing that your home is poised for success.5. Position yourself for a Spring moveBy launching your property on Boxing Day, you’re setting yourself up for a smooth Spring move. With January’s serious buyers already engaged, you could be accepting offers within weeks, allowing you to complete the sale and move into your new home by spring. This timing couldn’t be better for families looking to settle into their new homes as the flowers bloom and the sun starts to shine.Last year, our Boxing Day listings received record-breaking views, leading to full asking price offers and the majority sale agreed by the middle of January!Ready to get started? We recommend booking a consultation before December 18th, so we can prepare everything you need for the big day. Reach out to us at 02920 454555, or simply fill out this form to arrange your free valuation. We’ll take care of the rest! https://www.cpshomes.co.uk/cps-blog/2024/10/22/5-reasons-to-list-your-property-on-Boxing-Day-with-CPS-Homes https://www.cpshomes.co.uk/cps-blog/2024/10/22/5-reasons-to-list-your-property-on-Boxing-Day-with-CPS-Homes Tue, 22 Oct 2024 11:47:00 GMT In December 2020, the tragic death of two-year-old Awaab Ishak captured global attention, highlighting the risks posed by mould in homes and the responsibilities of landlords when addressing concerns raised by the occupier.Since his passing, Awaab’s parents campaigned for the introduction of a law in his memory. Known as "Awaab’s Law", it has already been implemented in social housing and will extend into the private rental sector in the near future.The circumstances surrounding Awaab’s deathAwaab lived with his parents in a rented first-floor flat in Rochdale, which was owned by a housing association, Rochdale Boroughwide Housing (RBH). His parents initially raised concerns about mould in their home in 2017. In response, RBH suggested they paint over it, but didn’t issue directions such as cleaning the affected walls with suitable products first and then using a specialist paint. To our knowledge, they also failed to educate the family on the common causes of mould.Following RBH’s advice, Awaab’s father painted over the affected areas on more than one occasion. No further complaints were made until mid-2020, when the family instructed solicitors to act on their behalf. Around this time, a health visitor saw the conditions and raised the alarm by writing to RBH. These actions prompted RBH to inspect the property and confirm mould in the bedroom cupboard, kitchen and bathroom.RBH had a policy of not progressing to repairs and treatment until the agreement of the solicitors involved had been obtained. When the solicitors ceased acting for the family in September 2020, they did not inform RBH, so any work that was planned was in limbo land as RBH were waiting for the green light from solicitors that, unbeknownst to them, were no longer involved.Awaab tragically passed away in December 2020 due to complications caused by prolonged exposure to the mould.Key findings in the coroner’s report- An expert who visited the property after Awaab’s death found “extensive and significant mould in all the rooms”. He believed the pattern observed in the bedroom cupboard was likely due to water ingress.- The coroner noted: “There was a lack of proactive treatment of the mould and a lack of consideration of the ineffective ventilation within this ageing property. In this case there was a fan in the bathroom which did not work effectively, there was no mechanical ventilation in the kitchen at all. There was no window in the bathroom and the window in the kitchen opened onto the communal walkway.”- The coroner stated that too much emphasis was placed on the cause of mould being due to “family lifestyle”, but there was no evidence this family lived an “excessive” lifestyle and “the daily activities of living which contributed to the damp and condensation were normal activities such as cooking, washing, bathing and drying clothes.”- It was also concluded that updated information regarding the current health risks relating to damp and mould are not widely available or known to the housing sector, and the Housing Health and Safety Rating System (HHSRS) is outdated for damp and mould.Legislative change: Awaab’s LawAwaab’s tragic passing has led to significant legislative reform in the social housing sector. Awaab’s Law forms part of the newly introduced Social Housing (Regulation) Act, which effectively inserts a term into social housing tenancy agreements requiring landlords to comply with new requirements that are due to be set out in detail through secondary legislation soon. The proposals for these requirements include setting strict timelines for damp and mould to be inspected and repaired.While this legislation currently only applies to social housing providers, it will soon extend to England's private rented sector as part of The Renters' Rights Bill, and possibly to Wales later. It’s crucial that landlords are prepared, as occupants will be empowered to hold them accountable through legal action if they do not meet their obligations.Our expert viewClearly, Awaab’s death has resulted in an increased focus on how landlords respond to issues like condensation and mould.Combatting condensation is – and has always been – a joint responsibility between landlord and tenant. While contract-holders must take steps to ventilate and heat their homes adequately, landlords must provide the necessary 'tools' for them to do so. These tools include functional extractor fans in kitchens and bathrooms, openable windows, trickle vents where possible, sufficiently sized and positioned radiators, tumble dryers and/or suitable washing lines for drying clothes, and double glazing.Without these tools, tenants are limited in their ability to manage condensation, and the risk of mould grows.With the tools, occupiers should be able to keep condensation causing mould at bay, but with the law due to empower tenants to take their landlord to court for such conditions, landlords should be thinking about their defensible position.We know from subsequent commentary on Awaab’s passing that his parents responded to a ‘no-win, no-fee’ Facebook advert put up by a ‘claim farmer’, who passed the claim to a solicitor. It would come as no surprise to us if we see a rise in these ‘no-win, no-fee’ adverts in the coming years, so the defensible position is important.We’d strongly suggest that landlords provide educational advice from the moment mould is reported or observed – something which RBH didn’t appear to have or do in this case. We make sure we provide our occupiers with detailed, professional advice on the common causes of condensation, how to prevent it and how to treat it if it’s already appeared. We also ask if the tools the landlord has provided are working as they should be. All this communication goes some way towards demonstrating to a court (if it gets that far) that you, as a landlord, took the matter seriously.Inspections play a big part in this, too. We’ve previously called into properties and observed occupiers not using windows to help ventilate, and even drying clothes on radiators and clotheshorses without windows being open. We’ve also seen boiling pans being used without cooker hoods turned on and, again, no kitchen window(s) open. Having photo or video evidence of this will help with the defensible position and can also be used to demonstrate to occupiers and/or their guarantors why they be suffering with mould. It’s also an opportunity to capture evidence that the tools provided by the landlord are indeed working as they should be, e.g. showing a piece of toilet paper being held in place by an extractor fan.This new legislation, combined with Welsh Government’s 29 reasons not to pay rent when a home is unfit for human habitation, should ring alarm bells with landlords. In an ever-evolving rental landscape, having a proactive and experienced letting agent on your side is more important than ever.We’re committed to staying ahead of the latest legislation, ensuring your properties are compliant and well-maintained, and your contract-holders informed and educated. Let us help you protect your investment and keep your occupants happy – because when it comes to your properties, we never miss a beat. To learn more, get in touch with us on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/10/10/Understanding-Awaabs-Law-What-landlords-need-to-know-and-why-it-matters https://www.cpshomes.co.uk/cps-blog/2024/10/10/Understanding-Awaabs-Law-What-landlords-need-to-know-and-why-it-matters Thu, 10 Oct 2024 15:04:00 GMT In what appears to be a recent crackdown by Rent Smart Wales (RSW), landlords who have allowed their RSW registration to lapse without yet extending it are having their registrations revoked. Landlords are reminded that, by law, agents are unable to complete RSW registration or renewals on their behalf. This responsibility, whether for a first-time registration or a renewal, rests solely with the landlord.We’ve got clients coveredWhen we manage your property, you’re exempt from needing a RSW licence. However, registering with RSW remains your legal responsibility. While we can’t manage the registration or renewal for you, we’re here to take care of everything else and make it as hassle-free as possible!RSW has been sending the following emails to landlords:“Housing (Wales) Act 2014 – Revocation of RegistrationFurther to our previous correspondence, I note that you did not submit any representations OR your representations have been considered but we remain of the view that your registration should be revoked.This is your formal notification that your registration is to be revoked under Section 17 of the Housing (Wales) Act 2014.The revocation of your Individual landlord registration will take effect on expiry of 28 days from the date of this email.The reason for revocation is that you have failed to submit a valid application for continuation of your registration as required by Section 15 Housing (Wales) Act 2014.The revocation of your Individual landlord registration means that those named on the registration must not continue to offer any rental property within Wales, which is subject to, marketed or let under a domestic tenancy for which you/they are the landlord.”The correspondence goes on to state that it is a legal offence to let out a property without a valid registration, which could result in a prosecution and unlimited fine.When is your registration due for renewal?You can check this via your Rent Smart Wales login. Once renewed, you’re covered for another 5 years.Save money by renewing your RSW registration within 84 days of its expiry. If you wait until after it lapses, you'll be charged the higher 'new registration' fee instead. https://www.cpshomes.co.uk/cps-blog/2024/10/01/A-reminder-to-check-when-your-Rent-Smart-Wales-registration-is-due-for-renewal https://www.cpshomes.co.uk/cps-blog/2024/10/01/A-reminder-to-check-when-your-Rent-Smart-Wales-registration-is-due-for-renewal Tue, 1 Oct 2024 14:38:00 GMT If you’re on the hunt for the perfect Cardiff student home, you’ve probably heard of Cathays - it’s the beating heart of student life in the city. Whether you’re looking to be right in the middle of the action or prefer somewhere a little quieter, we’ve got the lowdown on some of the best streets to live on if you’re studying at one of the Universities in Cardiff. Woodville RoadWoodville Road is all about location, location, location. With shops, takeaways, and public transport links right on your doorstep, everything you need is within reach. Cardiff University’s Law School and Library are just a short walk away, making it ideal for students. The Woodville pub is a local favourite, and PoutineBox’s legendary cheesy chips are a must after a long day of lectures. Plus, with Lidl, Savers, and Sainsbury's just minutes away, getting your student essentials is a breeze. You'll find a mix of larger houses and converted flats, perfect for student living.Miskin StreetIf being close to the Cardiff University Student Union and campus is a must, Miskin Street has got you covered. Its central location puts you just a stone’s throw from everything that matters, including the vibrant Salisbury Road with its shops and restaurants. This street is ideal for social students, with Cathays Train Station nearby, making it easy to explore the rest of the city. And if you’re a fan of casual drinks with mates, the Woodville Pub is just a short walk away.Salisbury RoadSalisbury Road is where it all comes together: convenience, community, and loads of student-friendly spots. As the closest student street to Queen Street and Cardiff city centre, you couldn’t be better placed for getting into town. With a Tesco Express for your quick grocery runs and some of the best loved student pubs like Gassys. Closest student street to Queen street and Cardiff city centre, you couldn't get closer to town when living in CathaysCoburn Street, Thesiger Street & Rhymney StreetLove the idea of being right in the middle of Cardiff’s buzzing nightlife? Coburn and Rhymney Street should be at the top of your list! These streets are a magnet for students who thrive on nights out and making new friends. Bars, pubs, and clubs are just around the corner, offering endless options for a fun night out. The generously sized terrace houses here are great for those looking for bigger groups. You’ll be living among fellow students, so there’s never a dull moment!Tewkesbury Street, Dogfield Street, Monthermer Street & Malefant StreetNeed a break from the hustle and bustle? Tewkesbury and Malefant Streets offer a more chilled vibe, quieter without sacrificing convenience. These streets are tucked away but still within walking distance of everything you need. Enjoy the nearby parks for a study break in nature, or simply soak in the sense of community that these streets provide. Richards Street and Harriet StreetWith easy access to shops, restaurants, and transport links, you’ll have everything you need within reach. The quieter atmosphere makes it the perfect spot to focus on your assignments. And when it’s time to unwind, Salisbury Road’s pubs and eateries are just around the corner, with the Mackintosh Pub as your go-to local place for a pint.Wyverne RoadWyeverne Road offers the best of both worlds – tucked between the lively Woodville Road and the bustling Salisbury Road, you’re in the centre of student life. Everything you need, from groceries at K&C Stores to the university, is just a short walk away.Why choose CPS Homes for Cardiff student lettings?With over two decades of experience, we've built a reputation as Cardiff's most reliable and established student letting agency. Here's why thousands of students trust us every year:Biggest selection of properties: With more properties in Cardiff than any other agent, we offer homes in all the key student areas, including Cathays, Roath, Heath and some in Cardiff Bay. We've got options close to every University campus, including a large portfolio of newly refurbished student houses.Expert local knowledge: We know Cardiff inside and out, and many of our staff were students here recently, so we understand exactly what you're looking for!Our properties are accurately-priced for lower and higher-end budgets. Many are offered with a 'bills included in rent' option, saving you the hassle of sorting them out separately. Dedicated student support: From property viewings to signing contracts and aftercare, our team is here to support you from the start of your tenancy through the end. We have a dedicated maintenance team and online portal where you can report issues quickly and easily, getting updates as any repairs progress.We carry out accompanied viewings until 8pm during our busy periods. This way you can fit in house hunting even if you have late-afternoon commitments.Helpful renting guidance - We make sure you know your responsibilities as a renter from day one with free resources and how-to guides. Not only does this help during your tenancy with us, but these are skills that will come in handy long after your student days! https://www.cpshomes.co.uk/cps-blog/2024/10/01/Cardiff-student-homes-Your-guide-to-the-best-streets-in-Cathays https://www.cpshomes.co.uk/cps-blog/2024/10/01/Cardiff-student-homes-Your-guide-to-the-best-streets-in-Cathays Tue, 1 Oct 2024 14:45:00 GMT The Welsh Government is currently consulting on proposed changes to the way council tax is valued and charged for Houses in Multiple Occupation (HMOs). If these changes come into effect, there will be significant impacts on landlords of HMOs.However, it’s important to note that the consultation and draft regulations aren’t entirely clear in parts. They leave unanswered questions that we and others are seeking answers to, so we've interpreted them as best we can. We will, of course, publish further developments as and when they emerge. We genuinely hope we have misinterpreted some of the proposed changes – read on to find out why.Below, we outline the key points from the consultation and what they could mean for landlords.1. Council tax liability to fall on the "owner"The most significant change in the proposal is that liability for council tax on HMOs let under a single joint tenancy will shift entirely to the "owner". If "owner" is to be taken literally, it means that, under the new regulations, local authorities will no longer create accounts in the occupants’ names for HMO properties. Welsh Government suggests this change will reduce administrative burdens for local authorities.For landlords, this is a crucial change. No matter the occupation contract or the occupants, if it’s a HMO, the responsibility for paying council tax will rest with them, the owner.There is a possibility that "owner" means something else, of course, as legislation often states that a word has a different definition to its common understanding.2. Full-time student occupants – Council Tax exemptionsFor properties entirely occupied by full-time students, we expect that the full council tax exemption will remain in place. The primary difference is that landlords will now be responsible for providing council tax exemption certificates for their student occupants to the local authority. If these certificates are not submitted, the council tax bill will fall on the landlord.While landlords are already often asked to submit these certificates, many know that failing to do so will see Cardiff Council set up an account in the tenants’ names. This proposed shift means it will be more important than ever for landlords to handle this paperwork diligently. If they don't, they will end up footing the bill.3. Mixed occupancy (students and non-students) – increased liability for landlordsProperties with a mix of student and non-student occupants will present a new challenge. In this situation, a full exemption won’t apply as the property isn’t occupied exclusively by full-time students, so it’s likely that landlords will need to factor council tax into the rent they charge.Landlords keen to avoid footing the bill or including council tax within the rent are going to need to be more diligent over who is occupying. We can already hear the “to confirm, you’re definitely all full-time students?” question ringing around.4. All HMOs to be valued and billed as one dwellingCurrently, the Valuation Office Agency (VOA) has the discretion to value and bill individual rooms within HMOs separately, which can result in higher overall council tax charges. Living in an HMO that is valued in this way proves to be very expensive for the occupier. The proposed changes would standardise the treatment of HMOs, with all HMOs being valued and billed as a single dwelling.This is widely seen as a positive change as it will make living in HMOs that are currently valued room-by-room considerably cheaper – something that is vital in the current climate, when so many people rely on HMOs.5. Aligning the definition of HMOs for Council Tax with the 2004 Housing ActAnother welcomed aspect of the proposal is the Welsh Government’s intention to align the definition of an HMO for council tax purposes with the definition used in the Housing Act 2004. This definition is already familiar to landlords from its use in HMO licensing and other regulations.This change simplifies things considerably and will mean fewer grey areas when it comes to what constitutes an HMO for council tax purposes. It's a move that many in the sector, including ourselves, have been calling for over several years.If this and the proposal to value and bill all HMOs as one dwelling were the only two proposals the consultation was making, we’d be jumping for joy.What the future may holdThe proposed changes are currently at the consultation stage, so they are not guaranteed to be implemented. However, we at CPS Homes will be ready to adapt and protect our clients’ best interests if or when they do come in, by:Familiarising ourselves with the current Council Tax band for your property and what it means for the current annual council tax bill is, as we may need to factor it into the rent.Continuing to inform Cardiff Council of each and every student occupant, in order to prevent unexpected tax bills.Reviewing our occupation contracts to ensure council tax is clearly addressed, particularly for mixed-occupancy properties.Assessing and advising on any necessary rent adjustments to account for potential council tax liabilities.Have your sayThe consultation is open for all stakeholders to have their say. Welsh Government are accepting comments up to 26th November 2024. Their website explains how you may submit a response to the proposals.As always, we’ll be keeping an eye on this consultation and will provide updates as soon as further information becomes available. https://www.cpshomes.co.uk/cps-blog/2024/09/30/Important-proposed-changes-to-Council-Tax-on-HMOs-in-Wales-What-landlords-need-to-know https://www.cpshomes.co.uk/cps-blog/2024/09/30/Important-proposed-changes-to-Council-Tax-on-HMOs-in-Wales-What-landlords-need-to-know Mon, 30 Sep 2024 09:03:00 GMT Conducted in addition to mid-tenancy visits, pre-checkouts minimise costs, reduce void periods & prevent deposit disputes. The importance of mid-tenancy inspections is well known: They allow landlords or letting agents to identify potential issues early, preventing costly repairs down the line. For example, discovering damaged rainwater goods before water ingress leads to a penetrative damp problem can save significant expense. They’re valuable opportunity to remind occupants of their responsibilities in maintaining the property, ensuring it remains in good condition. Where tenant turnover is high, e.g. in the student sector, there’s always one eye on how the property looks to prospective new occupants, so they’re an opportunity to identify anything needing making good in that regard. …but what about inspections at the end of a tenancy? A pre-checkout is a great start to the end of tenancy process Landlords are familiar with the importance of a thorough checkout inspection when contract-holders vacate. It’s a key step in assessing the condition of your property, comparing it to how it was at the start of the tenancy, and determining whether any cleaning, repairs, or redecoration are necessary. If damage or neglect is found, a claim may be made against the contract-holder’s deposit. However, no landlord – or letting agent – wants to be in a position where deductions are needed. Ideally, your property would be handed back in the same condition it was let, ensuring a smooth transition for the next occupant. At CPS Homes, we believe in going the extra mile to make that a reality. That’s why we don’t just rely on the standard checkout inspection. We also offer a pre-checkout inspection to help reduce the chances of costly or time-consuming issues arising when contract-holders vacate the property. What is a pre-checkout inspection? A pre-checkout inspection is conducted a few weeks before the occupier is due to move out. It’s a proactive step that allows us to assess the condition of your property ahead of time and identify any potential issues that, if left unresolved, would likely lead to a deposit claim. During this inspection, we highlight to the contract-holder any cleaning or repairs they will be held responsible for at the end of their tenancy, and follow-up in writing. This gives them the opportunity to address these issues themselves, at a much lower cost than if a contractor were to be called in after they’ve left. Why does this benefit landlords? Fewer surprises at checkout: By alerting occupiers to issues before they leave, we dramatically reduce the likelihood of finding major problems during the final checkout inspection. This means fewer surprises for you as a landlord and a greater chance of the property being left in good condition. Minimised costs: When contract-holders are informed about what needs rectifying, they’re often happy to take care of these tasks themselves. This saves landlords the expense of hiring professional cleaners or tradespeople after the tenancy ends, which can be significantly more costly. Quicker turnaround times: When properties are left in better condition, there’s less work to be done in between tenancies. This is especially important when time is of the essence. A short window between one occupier leaving and the next moving in can be challenging, but with a pre-checkout inspection, we can help ensure your property is as close to move-in ready as possible. Happier contract-holders: Outgoing occupants are often grateful for the opportunity to remedy any issues before they leave, knowing that this will likely result in the return of their full deposit. Satisfied contract-holders are more likely to leave on good terms and may even be more willing to recommend your property to others or provide positive feedback. Reduced stress: Both landlords and contract-holders benefit from clear communication and reduced conflicts. By being transparent and proactive, we help to make the end-of-tenancy process as smooth and hassle-free as possible. Why choose CPS Homes? At CPS Homes, we understand that the fewer issues there are to resolve, the better it is for everyone involved. Our pre-checkout inspections provide a valuable opportunity to address concerns before they escalate, ensuring that your property is well-maintained, your costs are minimised, and the transition between tenancies is seamless. Not every letting agent takes this extra step, but we do—because we’re committed to protecting your investment and ensuring the best possible outcomes for landlords and contract-holders alike. Want to learn more about how our pre-checkout inspections could benefit you? Get in touch with CPS Homes today! https://www.cpshomes.co.uk/cps-blog/2024/09/20/Does-your-agent-do-pre-checkout-inspections https://www.cpshomes.co.uk/cps-blog/2024/09/20/Does-your-agent-do-pre-checkout-inspections Fri, 20 Sep 2024 08:26:00 GMT We often hear from landlords who are unsure whether the Housing Health and Safety Rating System (HHSRS) still applies in Wales, especially since Welsh Government introduced The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022, commonly referred to as FFHH. Some believe that HHSRS is no longer used in Wales, but that’s not the case – it’s still very much in effect and it plays a crucial role in assessing property conditions. So, if you’re a landlord, it’s important to understand what HHSRS is and how it relates to the FFHH regulations. What is HHSRS? The Housing Health and Safety Rating System (HHSRS) was introduced under Part 1 of The Housing Act 2004 as a tool to assess housing conditions and enforce minimum housing standards. It’s a risk-based system used by local authorities, and although the Act doesn’t explicitly name the system, HHSRS is the method outlined within the legislation. HHSRS is designed to identify potential hazards within a property that could affect the health and safety of occupants. Housing Officers from local authorities use it when inspecting properties after receiving complaints from tenants or during inspections for HMO licence applications. How does HHSRS work? HHSRS is all about evaluating potential risks. When a Housing Officer assesses a property, they use a points system to grade each hazard based on its severity and the vulnerability of the occupier. For example, a trip hazard caused by a worn carpet would receive more hazard points if the property is occupied by an elderly person rather than a young adult in good health. This flexible, case-specific approach ensures the assessment reflects real-world risks to the occupant(s). The hazards that Housing Officers look for fall into four categories: Physiological Requirements: Things like damp/mould, excess cold/heat, asbestos, carbon monoxide Psychological Requirements: Hazards such as overcrowding, poor lighting, excessive noise, and risks of entry by intruders Protection Against Infection: Ensuring hygiene, pest control, food safety, sanitation, drainage, and water supply Protection Against Accidents: Risks of falls, electrical hazards, fire, and structural issues A total score is calculated for each hazard, which corresponds to a scale of A-J: A-C are Category 1 hazards: The most severe risks. Local authorities are legally required to take enforcement action to address these. D-J are Category 2 hazards: Less severe, but still potentially harmful. Local authorities may take enforcement action to address these hazards. What enforcement powers does the local authority have? The Housing Act 2004 introduced several enforcement actions for local authorities. These actions range from issuing improvement notices to taking emergency measures where there’s imminent danger. Here’s a breakdown of what local authorities can do: Serve an improvement notice: This legally requires the landlord to carry out work to remove the hazard. Make a prohibition order: All or part of the property may be closed off, or the number of occupants limited. Take emergency action: If there’s an immediate danger, the local authority can carry out emergency repairs. Make a demolition order: In severe cases, the property may need to be demolished (only applicable to Category 1 hazards). Declare a clearance area: Areas may be designated for demolition and redevelopment (only applicable to Category 1 hazards). Before formal action is taken, it’s common for local authorities, such as Cardiff Council, to issue an informal improvement notice (sometimes called a ‘hazard awareness notice’). If the landlord fails to comply with this, a formal improvement notice may follow, potentially with an associated charge. Landlords can appeal formal enforcement actions to a Residential Property Tribunal within 21 days and the notice/order will be suspended whilst the appeal is ongoing. Does HHSRS still apply in Wales? Yes, HHSRS still applies in Wales. With the introduction of the FFHH regulations in 2022, some landlords have assumed that HHSRS no longer matters – but this is a misunderstanding. The FFHH regulations do not replace HHSRS. Instead, they work alongside it. The FFHH regulations list 29 prescribed ‘matters and circumstances’ that landlords must address to ensure their property is fit for human habitation. These are almost identical to the types of hazards that local authorities must consider under HHSRS, but FFHH focuses on the landlord’s responsibilities for maintaining these standards. However, if an occupier makes a complaint and a local authority inspection is triggered, the assessment will still be conducted using HHSRS. In short, while FFHH outlines what landlords need to do to keep their properties fit for human habitation, HHSRS remains the framework that local authorities use to inspect and enforce standards. What this means for landlords Landlords in Wales need to be aware that compliance with FFHH doesn’t mean HHSRS can be ignored. Local authorities can still inspect your property using the HHSRS framework, and failure to meet these standards could result in enforcement action. If you’re unsure whether your property meets the necessary standards or have received an improvement notice from the local authority, CPS Homes is here to help. We have extensive experience in helping landlords navigate these regulations and can guide you through the process of making your property compliant. If you’re a landlord in Wales, be sure to keep both FFHH and HHSRS in mind when assessing your property’s safety and habitability. While FFHH focuses on your direct responsibilities, HHSRS is the system your local authority will use if there are concerns. https://www.cpshomes.co.uk/cps-blog/2024/09/20/What-is-HHSRS-and-does-it-apply-in-Wales https://www.cpshomes.co.uk/cps-blog/2024/09/20/What-is-HHSRS-and-does-it-apply-in-Wales Fri, 20 Sep 2024 11:38:00 GMT Switch to an agent who prioritises you, saving money with expert issue checks before calling contractors.When a contract-holder reports an issue to us, we don't immediately dispatch a contractor the way many other agents might. Instead, we take a more proactive approach with a stringent vetting process that helps avoid unnecessary contractor visits and the associated call-out fees.There are many reports that our clients never hear about, as we nip them in the bud through tried and tested methods. Take the below case study as an example.CASE STUDY: A contract-holder gets in touch with our Maintenance Team to report a power outage on the ground-floor of their property...Step 1 - Initial diagnosis: We ask the occupier to confirm if the outage is indeed limited to just part of the property, or if the whole property is affected. If the latter, it could be a problem in the area, so we refer them to National Grid's website which lists any known outages in the area. If it's not listed, it could just be that nobody has reported it yet, so we recommend they check with a neighbour if they're also experiencing issues. If it is a problem in the area, we let them know that National Grid will be on the case and to refer to them for updates. If it's an issue limited to just part of the property, we proceed through our troubleshooting method.Step 2 - Our instructions: No power in a specific part of the property usefully suggests a switch on the consumer unit (fuse box) has tripped. We advise the occupier to turn off all appliances and lights in the affected part of the property, then go to their consumer unit and check if any circuit-breaker switches are in the 'off' position. If they are, we advise flick it to 'on' and this should restore power. We also provide a video such as this one that guides them through the process.Step 3 - Thinking ahead: The trip could've been a one-off, but we're also conscious that it could've been caused by a specific appliance or light. We ask if they've recently plugged in a new electrical item of their own and, if so, if they could try a different item in the same plug socket so we can determine if it's the socket or the original item causing the problem. Usually, it's their original item, which is their responsibility. It could be their item's plug, so we point them to our changing a plug guide to see if it helps. If it's a case of a bulb needing changing, we advise them that – whatever the type of bulb – it is their job to change it as per the terms of their contract. If our troubleshooting leads us to believe there is an issue with the property's electrical installation and thus the landlord's responsibility, we will of course recommend that the landlord instructs an electrician. For decades, 'tenant-like manner' set the standard for everyday tenant responsibilities. Now that it's gone in Wales, we've stepped in and listed all those essential household tasks in our contracts to ensure occupants are still accountable for the jobs they’ve always been expected to handle. Read more.How does the CPS Homes approach benefit landlords in Cardiff?By providing clear guidance and empowering contract-holders to take action, our clients benefit from:Reduced costs: By avoiding unnecessary contractor visits, you save on call-out fees and potential repairs.Better relationships with contract-holders: Our supportive and guided approach helps occupants feel empowered, responsible and better-educated.Peace of mind: Landlords can rest assured knowing that a dedicated team member is handling any issues behind the scenes and providing regular updates only when necessary. In most cases, we won't even need to contact a landlord about the issue, as contract-holders can resolve them on their own with our support! https://www.cpshomes.co.uk/cps-blog/2024/09/18/Does-your-agent-screen-maintenance-reports-or-are-you-paying-for-needless-call-outs https://www.cpshomes.co.uk/cps-blog/2024/09/18/Does-your-agent-screen-maintenance-reports-or-are-you-paying-for-needless-call-outs Wed, 18 Sep 2024 10:11:00 GMT We recently had a contract-holder report that their boiler was broken, and in doing so they claimed the property was “unfit for human habitation”, meaning no rent should be due until it was fixed. A bold claim, but are they correct? In this article, we explain the thought process and legal knowledge that went into our response to the occupier. Background By now, all landlords should be aware of the term ‘fit for human habitation’. The need for a property to be fit has been enshrined in English law since 2018 and, more recently, in Welsh law since 2022. But is it as cut and dry as 'something goes wrong = property unfit'? No, it isn't... In what circumstances does the law say a property is unfit? The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022, commonly referred to as FFHH, say a property is unfit for human habitation if: It doesn’t have a working carbon monoxide alarm in each room containing a gas appliance, an oil-fired combustion appliance or a solid fuel burning combustion appliance. This includes rooms with gas boilers and/or gas cookers. It doesn’t have a mains-wired smoke alarm on each storey, interlinked with any other mains-wired smoke alarm. It doesn’t have a valid electrical condition report, or the report hasn’t been given to the contract-holder (the property is only fit once it has been given). There is a presence or occurrence, or a likely presence or occurrence, of the 29 prescribed ‘matters and circumstances’. Where does a broken boiler come into the 'fitness' consideration? Only one of the 29 prescribed 'matters and circumstances' mentioned above can be the consequence of a broken boiler, which is: "#2: Cold - Exposure to excessively low temperatures." Given the time of the year the broken boiler was reported (August), we think it's safe to assume that the occupier wasn't going to be exposed to excessively low temperatures through a lack of heating or hot water, though they may if it continues into winter. Interestingly, none of the 29 points refer to hot water being a must, which suggests a lack of hot water wouldn't be a reason for a property to be deemed unfit – unless, as covered above, it contributed to exposure to excessively low temperatures. So if a broken boiler doesn't make a property unfit, why should the landlord repair it? We know no reasonable landlord would ask themselves this question, but let's explore the repairing obligations the law puts on a landlord. Fitness for human habitation aside, there are two main pieces of legislation that dictate when a landlord should perform repairs: Renting Homes (Wales) Act 2016 You may be familiar with Section 11 of the Landlord and Tenant Act 1985, which laid out a landlord's repairing obligations. This section was repealed by Part 4 of the Renting Homes (Wales) Act 2016, though it recreated it nearly word-for-word. Amongst other things, it says landlords must keep installations for space heating and hot water in repair and proper working order, so there can be no doubt that a broken boiler must be fixed at the landlord's expense. Housing Act 2004 Part 1 of this Act introduced The Housing Health and Safety Rating System (HHSRS), which local authorities use to assess housing conditions and enforce housing standards. The 29 prescribed 'matters and circumstances' in FFHH are almost identical to the items the local authority must consider under HHSRS, but crucially, FFHH does not replace HHSRS. Welsh local authorities will use HHSRS if they're called out to a property by an occupier. If they observe a category 1 hazard – the most serious of hazards – they must take enforcement action, e.g. issue a notice to the landlord to carry out work to remove the hazard(s) within a specific period of times. Category 2 hazards are deemed less serious, so the local authority can choose whether to take enforcement action or not. The time of the year and the vulnerability of the occupier(s) will come into the local authority’s thinking when determining whether a broken boiler is a category 1 or 2 hazard, but given it’s a legal requirement to have a boiler in working order, they are likely to take enforcement action against the landlord either way. How long does a landlord have to repair a broken boiler? If the local authority have attended and taken enforcement action under HHSRS, their correspondence will give a timeframe for the landlord to fix the boiler, but what if they haven’t called out? The Renting Homes (Wales) Act 2016, and indeed every single Written Statement of Occupation Contract, states that a landlord’s repairing obligation for everything does not arise until they are made aware that repairs are necessary. They also provide a landlord with a “reasonable time” thereafter to complete the work. What is “reasonable” is open to interpretation and can ultimately only be decided by a court, but some factors that would come into the consideration are: how serious the issue is (you’d expect a leak to be dealt with quicker than a chest of drawers needing repairing). the time of the year (a heating issue should be dealt with more quickly in winter than it would in summer). the vulnerability of the occupant (if there’s a baby or an elderly person at the property, the reasonable period would probably shorten). the availability of a suitable contractor to attend and diagnose the issue (public holidays may influence this, as would an item that requires a specialist engineer who may be in short supply). once diagnosed, the lead/delivery time of any parts or materials that may be required to complete the fix. the availability of the same contractor/engineer to then fit said parts/materials. When would compensation be due to the contract-holder for maintenance issues? Compensation for anything – housing or otherwise – is only due when a loss has been suffered. In housing, a loss includes not being able to use all or part of the property, including its facilities. However, compensation is only due once the reasonable period for the landlord to fix the problem has passed. Compensation is calculated on a ‘per day’ basis and floor area is often used in the calculation, e.g. “how much of the property could not be used between the reasonable period passing and the item being fixed?”. In the absence of floor space measurements, the number of rooms could be used and divided equally. For example, if there are 13 rooms in the house (8 bedrooms, 2 bathrooms, a kitchen, a lounge and a garden, each room would make up 7.69% of the property, so each room accounts for 7.69% of the daily rent. Then, how much of the room is unusable? If it was the whole room, the whole 7.69% of the daily rent would be due back for each day, but only part of the room may have been unusable. That’s a general rule of thumb, but it’s typically fact specific. For example, compensation for the loss of the only bathroom in the property would be much greater than if there was another useable bathroom. Closing comments and a warning to landlords We’ve demonstrated that: In this instance, the property is fit for human habitation. Landlords do have legal obligations to repair broken boilers. The law allows them a reasonable period to fix the issue, which starts after being made aware of it. Compensation is due if it isn’t fixed within that reasonable period, but there’s a specific calculation for it. But let’s just pretend for a second that the property was unfit for human habitation. Who would decide that and what would the consequences be? Only a judge can decide if a property is unfit. Due to the Regulations’ infancy, we’re not yet aware of a court case in Wales that has determined whether a property is fit or unfit, but a recent case in England may give us an indication of how a judge will look at it – and it wasn’t good news for the landlord. The judge decided that if a property is not fit for habitation, one does not enjoy it, one endures it. He felt either the house was fit and rent was payable, or it was not fit and in that case no rent was due. As such, he awarded 100% of the rent as compensation for the period in which he deemed the property unfit. He did not apply the usual “how much of the property was unusable?” logic. Whilst only a county court judgement (and a case that wasn’t defended), it does show the danger of the concept of fitness for human habitation. If a property is not fit, this case would argue that no rent is payable. It’ll be very interesting to see what happens if a similar case reaches the higher courts. An appeal of this particular decision is unlikely. https://www.cpshomes.co.uk/cps-blog/2024/09/17/Does-a-broken-boiler-mean-a-property-is-“unfit-for-human-habitation” https://www.cpshomes.co.uk/cps-blog/2024/09/17/Does-a-broken-boiler-mean-a-property-is-“unfit-for-human-habitation” Tue, 17 Sep 2024 09:51:00 GMT On Wednesday, the UK Government unveiled its ground-breaking Renters’ Rights Bill, which is set to transform England’s private rental sector and offer tenants greater protection. Potentially in effect as early as Spring or Summer 2025, we take a peek 'over the fence' and list the key differences this game-changing legislation will create between our two neighbouring nations. With Labour now holding power in both the UK and Welsh Governments, could Wales' existing laws soon be adapted to match the new laws that will come in in England? Let's wait and see... ------------------------------ England: An end to Section 21 notices, so no more ‘no fault evictions’. Notices served before the Bill comes in will be valid. Wales: Landlords can issue contract-holders with a notice to leave without needing to specify a reason. The notice period they must give is six months. To do this, they serve a RHW16 notice, not a Section 21 notice. Our view: If the English bill gets passed in its current form, this element of it will create a huge difference in housing law between England and Wales. Landlords in England won’t be able to regain possession until specific grounds apply (see later), thereby creating unlimited tenancies if the tenant wants to remain and none of those grounds apply. Landlords in Wales have much greater flexibility. Yes, they need to wait six months before they regain possession, but at least they don’t have to have an applicable reason to do so. ------------------------------ England: New ‘landlord circumstance’ grounds. If a landlord wishes to sell, they’ll be able to rely on a ground specific to that scenario. Similarly, if they or their family needs to move in, there’s a ground for that. Neither can be used in the first 12 months of a tenancy, they’ll need to give four months’ notice to use them, and they can’t advertise the property for 12 months after the notice expires or the court claim is filed. Wales: These grounds don’t exist and aren’t required in Wales because landlords can issue contract-holders with a notice to leave without needing to specify a reason. Our view: Landlords in Wales can regain possession for any reason, not just these specific reasons, which is a plus to being on this side of the border. English landlords will take some solace that they at least have some way of regaining possession, but even then, the notice requirements appear long. ------------------------------ England: No more fixed-term tenancies. They’ll all be periodic and tenants will be able to issue two months’ notice to leave at any time. Wales: Fixed-term contracts still exist, as do periodic contracts. Contract-holders cannot serve notice to leave a fixed-term earlier than its end date. Our view: Another big difference between our neighbouring countries. Landlords like fixed-term tenancies because they offer a guarantee of tenure and, assuming the tenant is a good payer, a guarantee of income. Fixed-term tenancies allow them to plan ahead, so their abolition in England will create a sense of “what if?”. What if the tenant issues two months’ notice to leave and a new tenant can’t be found for a while afterwards? What if the notice ends at an awkward time of the year to let a property, e.g. around Christmas/New Year? What if it scares buy-to-let mortgage lenders – initially or permanently – into not lending as they don’t like the risk of tenants leaving with minimal notice? Thankfully, landlords in Wales can offer fixed-term contracts, and the vast majority do. ------------------------------ England: Amendment to mandatory rent arrears ground: now requires three months’ arrears and a four-week notice period. Wales: The mandatory rent arrears ground amount is two months’ rent and the notice period landlords must give contract-holders before issuing court proceedings on that ground in court is 14 days. Our view: By “mandatory rent arrears ground”, we mean “the minimum amount of rent an occupier must owe before a landlord can serve a notice to regain possession because of the arrears, and the court must award possession if that ground can be proved”. The proposed bill means that, compared to their Welsh counterparts, landlords in England will need to wait for an extra month’s arrears to accumulate before issuing a notice to go to court, which could mean they’re hundreds or even thousands more pounds out of pocket. They also won’t be able to commence court proceedings until two months after the notice is served, which is significantly longer than the 14 days Welsh landlords have to wait. ------------------------------ England: A new student possession ground has been introduced, requiring prior notice from the landlord and applying exclusively to HMOs rented entirely to students. Wales: This ground doesn’t exist and isn’t required in Wales because landlords can issue contract-holders with a notice to leave without needing to specify a reason. Our view: Landlords in Wales will be grateful that they don’t need to navigate this possession ground. England have only created it because they acknowledge that, by only allowing landlords to regain possession if they’re selling, moving in or there’s been a breach of tenancy, a group of students could opt to stay indefinitely. If they then choose to leave in December, for example, the landlord is unlikely to find another group to take the house until the new university term starts in September, meaning a big void period. Notably, landlords will only be able to use this possession ground if the property is let entirely to students. We know that many HMOs are a mix of students and non-students, so the ground doesn’t fully fix that situation. Landlords in England may need to be more strict on allowing “student only” groups. ------------------------------ England: Prohibit discrimination against tenants receiving benefits or those with children when selecting tenants. Wales: Welsh legislation is silent on this, though the Bill will actually mean Wales shares the same discrimination laws as England in this regard, as it makes a specific point of referencing Wales on this topic. Our view: It would be wrong for a landlord to discriminate against prospective occupiers just because they’re on benefits or because they have children. At best, it could be classed as indirect discrimination under the Equality Act 2010. A landlord may have application criteria that they require applicants to meet, such as affordability and references. If a prospective occupier meets this criteria, they should be granted a tenancy. ------------------------------ England: Prohibit bidding wars by preventing landlords and agents from promoting or accepting rents higher than the advertised rate. Wales: This situation is not legislated for in Wales. Our view: In our experience at least, agreeing lets at over and above the asking price doesn’t happen, and it wouldn’t sit well with us if it did. It may exist in other parts of Wales or in England, but it’s certainly not common practice. As is always the case with supply vs demand, if there’s a lot of demand, the cost of the supply will rise. We know our market, so we know the demand a property will receive and we price it accordingly. Needless to say, bidding wars wouldn’t need to happen if there was more supply, which is on the Government. What’s more, this increasing red tape on landlords means more and more are selling up, thus reducing the supply further… ------------------------------ England: Limit rent increases during a tenancy to once per year, capped at the lower of market rates or the landlord's proposed amount. Landlords must provide two months' notice, and tenants can contest the increase through the First-tier Tribunal. No rent hike can take effect until the tribunal reaches a decision. Wales: Landlords can only vary the rent in a periodic contract and they must give two months’ notice. It can only be increased once per year, but there is no limit and - curiously - there is no provision in the legislation for an increase to be challenged. Our view: Whilst England are attempting to curb and delay rent increases through legislation, perhaps refreshingly, Welsh Government appear to be relying on market forces to dictate that rents aren’t set above market level. ------------------------------ Need extra support? At CPS Homes, we've become the go-to agent for landlords looking for ironclad contracts and complete legal protection. Many property owners have come to us after their current contracts fell short, and we've been able to help. If you have any questions or require assistance with reviewing your contracts, please don't hesitate to contact our team on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/09/13/Could-Wales-soon-emulate-Englands-new-housing-laws https://www.cpshomes.co.uk/cps-blog/2024/09/13/Could-Wales-soon-emulate-Englands-new-housing-laws Fri, 13 Sep 2024 13:34:00 GMT “Why is your goodbye to the summer welcomed?!” - we hear you cry? Well, while most people enjoy the few short weeks of warmer weather, us letting agents tend to endure it.From late June to mid-September, we’re inundated with occupants moving out and moving in of their Cardiff student homes. For moving-in contract-holders especially, nearly every parent is openly involved and produces a list of what they’d like to see done to the property. As they’re moving their child from what could be a 5* home to Cathays/Roath, these lists can (and do!) feature some trivial items – which is perhaps not surprising given the son/daughter could be leaving home for the first time and their parents want peace of mind that they’re living as comfortably as possible.Often, it’s a case of agreeing that items #1 & #2 on the list need attention, but items #3-#8 are cosmetic and/or “as seen on viewing”, so don’t need anything doing other than being documented. A reassurance that “your son/daughter won’t be blamed for that” is often helpful. As a landlord, you won’t hear of those latter-reported items, as we vet them and bat them away before they reach you.Ultimately, with only a few weeks to get everything turned around, there are always going to be bumps in the road. But a combination of our incredible team’s hard work and trusted contractors, along with decades of experience and robust procedures/policies, always sees us come out the other side.Our summer in numbers:Check-out inspections completed: 494Contract-holders collecting keys: 3,891Reported maintenance tasks completed within 5 working days: 1,105Reported issues quashed (i.e., no need for contractor call-out) through troubleshooting and education: 273 (at circa £45 per call-out, that’s nearly £13k we’ve saved landlords!)Figures based on data from 10th June – 3rd Sept 2024Student lettings seasonWith more and more contract-holders moving in each day, this tricky period is coming to an end, so our attention will soon turn towards the ‘student lettings season.’Positively-speaking, there has been a good uplift in rent received across most properties this year, but there’s little time to dwell on that as it’s already time to think about the next occupants. We’re already planning what goes into allowing us to attract more student viewing enquiries than anyone else: the marketing and sponsorship being two big ones, but also property presentation and photo/video materials.So while the “must do lists” keep coming for a little while longer, it’s important to have an eye on the bigger prize, which is the new let and hopefully a further rent increase – if the market supports it.Will the market support a rent increase?Well, the luxury end of the lettings market has taken a hit in the past 12-18 months. Immediately after the COVID pandemic, rental prices went through the roof and the entire lettings market was crazy, perhaps buoyed by lots of people having saved money during the lockdowns. Now, things have plateaued and are getting back to pre-pandemic levels. Beautiful City Centre or Cardiff Bay apartments that were achieving £2k+ are now being marketed at £1,700 in some cases due to a lack of interest from suitable, reference-passing applicants.More positively for landlords of student properties, homes available between July and September have always achieved the best rents in Cardiff’s rental market due to strong demand to move in during these months. It’s probably no coincidence that this ties in with the university year. Student tenancies always end between June & August and it’s highly likely that graduates who left University 3/4 years ago have entered into one-year contracts ever since, so it’s no surprise that demand for a new place to live is at its highest amongst current and past students between July and September each year.As such, the student market always tends to withstand the test of time, so we’d like to think that further 5% rises will be the norm this year – though it could be considerably more if a property has undergone improvements since it was last marketed.Strong lettings market = increased sold pricesThe strong HMO lettings market is seeing us achieve record-high sold prices in Cathays and Roath: If you’d like to arrange a joint inspection, during which we can discuss your property/portfolio and how we can work together to make it go further for you, please get in touch with Rhys Owen, our Senior Property Investment & Market Advisor on 02920 668585 or email rhys.owen@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/09/12/A-welcomed-goodbye-to-summer-and-hello-to-student-lettings-season https://www.cpshomes.co.uk/cps-blog/2024/09/12/A-welcomed-goodbye-to-summer-and-hello-to-student-lettings-season Thu, 12 Sep 2024 15:42:00 GMT Rhys, our Senior Property Investment and Market Advisor, is more than just a team player at CPS Homes. He's also a dedicated coach for Clwb Rygbi Cymry Caerdydd Iau, the youth section of the local rugby club where his son, Twm, plays. When Rhys suggested we sponsor the team 3 years ago, we were thrilled to support his passion. Giving back to our community is a core value at CPS Homes, and we believe in investing in the people who make our team so special. So, whenever we have the opportunity to support causes that matter to our staff, we're all in. Click here for the new kit reveal! Read an interview with Rhys & learn more about our partnership with Clwb Rygbi Cymry Caerdydd Iau... https://www.cpshomes.co.uk/cps-blog/2024/09/12/CPS-Homes-are-proud-to-sponsor-Clwb-Rygbi-Cymry-Caerdydd-Iau https://www.cpshomes.co.uk/cps-blog/2024/09/12/CPS-Homes-are-proud-to-sponsor-Clwb-Rygbi-Cymry-Caerdydd-Iau Thu, 12 Sep 2024 16:02:00 GMT Whenever a property is vacant, it stops generating rental income but still incurs ongoing running and finance costs. That’s why it's crucial to minimise void periods and keep properties occupied as much as possible. Thanks to our extensive marketing reach and our proactive approach to managing tenancies nearing their end, we're proud to maintain an average void period of just three days per year. With our experience, Cardiff landlords can rely on us for expert advice on preventing void periods and ensuring a solid plan is in place to keep properties occupied year-round.1. Market the property quickly and effectivelyAround two months before a tenant’s fixed term ends, reach out to confirm their intentions. Are they planning to stay, or will they be moving on? This early communication will allow you to plan ahead and make the most of the window when most prospective tenants are actively searching for their next home.We recommend giving them two weeks to let you know, giving you ample marketing time should they intend to vacate and new tenants need to be found. Aim to start marketing the property as soon as possible, ideally 6-8 weeks before their move-out date. This timing ensures the property is showcased to renters at the peak of their search, maximising your chances of finding replacement tenants without delay. 2. Choose the right residents Trusted tenants mean fewer headaches. Those with a history of paying on time reduce the risk of needing to start eviction proceedings (which is never quick), keeping your property earning, not sitting empty.Reliable renters also take better care of the property, meaning less wear and tear, fewer repairs and a quicker turnaround when it’s time to re-advertise.Tenants who communicate well and are cooperative are more likely to report issues promptly, allowing landlords to address maintenance needs quickly. From collecting photo ID and proof of address to performing affordability and reference checks, we leave no stone unturned for our landlord clients. Plus, our digital application and signing process keeps everything swift, secure and backed by a clear audit trail.Click for a list of the referencing checks we carry out and recommend you do too. 3. Be willing to compromise & keep rents competitiveIt might be tempting to increase the rent to a level you’ve seen other properties pitched at on Rightmove, but if your tenant serves notice to move somewhere more affordable, you may end up with an empty property costing you more in lost rent than you would’ve got through the increase. Also, there’s no guarantee what you saw on Rightmove achieved the asking price.Rent increases are all about correctly judging the market. It’s only a “landlord’s market” when supply is low and demand is high, so if the opposite is true, you risk sitting on an empty property if you pitch the new rent too high.Sometimes, it’s better the devil you know, too. Sure, you might achieve a higher rent by putting your property back on the market to attract new tenants, but there's no guarantee you’ll find them quickly - or at the price you want. Plus, are they going to be as reliable as the tenants you already have? Consider whether it’s worth accepting slightly lower than the current market rent for trustworthy tenants who take good care of your property and stay longer, ultimately saving you time and money in the long run. 4. Carry out regular inspections throughout each tenancyIt’s better to identify and fix any issues mid-tenancy, rather than wait until the end. Not only might you be contractually or legally-obligated to do so, but if you wait until the end, you may not be able to move new tenants in while you carry out repairs, which is going to extend the void period. Also, the longer an issue goes on, the more likely it is to get worse, so it becomes more costly to fix. “A stitch in time saves nine”, as they say. Sometimes you need to spend money to make money and my recommendations will always earn you money in the long run. It’s not just about boosting your rental income, but ensuring your property holds and builds on its value, long into the future. 5. Invest in your investment...The standard of properties in Cardiff’s lettings market has improved a lot in recent years. So much so, prospective tenants now expect a certain minimum standard, which landlords are encouraged to meet to remain competitive and achieve the rents they want. Small touches like neutral décor (maybe with a feature wall thrown in), modern & matching furniture and ample storage go a long way in creating positive impression. Thoughtful presentation can make a property stand out, attract reliable tenants, and justify premium rental rates. While there’s no need to be an interior designer, attention to detail in areas like functionality and overall aesthetic appeal can set your property apart in a competitive market. You don’t always have to spend big either - relatively cheap additions to a property can make a property leap of the page when we post our photos and video tours. With us as your agent, you have access to our extremely competitive rates with trusted contractors and are happy to oversee works and upgrades for a smooth experiences, if your preference is a more hassle-free approach. Give me a ring on 02920 668585 or email rhys.owen@cpshomes.co.uk and I’ll help you tailor a strategy that aligns with your investment goals. https://www.cpshomes.co.uk/cps-blog/2024/09/11/How-Cardiff-landlords-can-minimise-void-periods-and-maximise-profits https://www.cpshomes.co.uk/cps-blog/2024/09/11/How-Cardiff-landlords-can-minimise-void-periods-and-maximise-profits Wed, 11 Sep 2024 10:12:00 GMT You can now sign up to be notified as soon as our student housing list for 2025-26 goes live. Click here to beat the rush!When it comes to finding your ideal student house in Cardiff, you've probably heard about Cathays, Roath, and Heath – the go-to areas for students. Each of these spots has its own unique vibe and there’s something for everyone. If you're feeling fancy and willing to spend a bit more, Cardiff Bay might also catch your eye. Whether you're after non-stop social life, some peace and quiet or something in between, we’ve got the lowdown on which area might be the best fit for your student digs. Read on to find out! Eager to be right in the heart of Cardiff's student scene? Cathays is the place to be.Cathays is the undisputed hotspot for students in the city. It’s a vibrant, student-centric area that feels like it's own little town within the city, always alive with activity, day or night. One of the biggest perks of Cathays is its unbeatable location. You’ll be just a stone's throw away from Cardiff University’s Cathays Park campus, and University of South Wales students will love the easy access to their Cardiff campus too.With streets packed with shops, bars, cafes, restaurants and basically everything else a student could need, it's no wonder Cathays is one of the most popular areas for students in Cardiff. You’ll be close to Cathays train station, the Cardiff Uni Students' Union and within walking distance of the city centre too. Read our guide to living in Cathays to learn more. Looking for quieter area with charm and character, still conveniently located for all your student needs? We recommend Roath!Want the best of both worlds—being close to Uni but in a more relaxed setting? While it’s not quite as close to the action as Cathays, Roath has a charm and character all its own that draws plenty of Cardiff students year after year. The area is also conveniently located near the Cyncoed campus of Cardiff Met and offers plenty of university sports facilities. Houses tend to be a little bigger so the area isn’t as crowded. Roath has a wonderful community vibe, with quirky shops, independent cafés and some great local pubs and bars that give it a unique flair. For nature lovers, the beautiful Roath Park is a huge draw, with its lake, recreation ground and green spaces. Living here you’ll have everything you need, including shops, pubs and bars. And while you might be a 20-minute walk from Cardiff University, rent prices here can be a bit more affordable, making it worth the extra distance for many. Read our guide to living in Roath to learn more. Are you a Cardiff student medic seeking a comfortable and convenient home? Head to Heath!If you’re studying medicine at Cardiff University, Heath is hands down the most convenient place to live. With the Heath Campus and University Hospital of Wales just a short walk away, you'll be saving yourself plenty of time and hassle with your daily commute. Student accommodation in Heath typically includes some of the most spacious Cardiff student houses you’ll come across, perfect for sharing with friends. If you’re studying at Cardiff Met, it's only a 15-minute walk from the Llandaff campus, making it a great option for you too. It’s quite different from Cathays in terms of the vibe; the area has a more chilled out and residential feel to it. Heath has a mix of families and professionals, giving it a more suburban, mature atmosphere. The Heath pub will be your local and you can enjoy the convenience of North Road, with its many shops and student-friendly eateries. Heath Park, a sprawling, peaceful green space, is great for clearing your head after long days of lectures. Read our guide to living in Heath to learn more. Seeking a more premium living experience with stunning waterfront views? Cardiff Bay is the perfect choice for you.If you’re after something a little different and don’t mind splashing out a bit more on your accommodation, Cardiff Bay offers a premium student living experience like no other. Although it’s not your typical student area due to its distance from the main university campuses, Cardiff Bay has become a top choice for students who are looking for an upscale lifestyle, especially if they have a car or are comfortable with a bit of a commute. The Bay is renowned for its stunning waterfront views, bustling atmosphere, and year-round events. You can also enjoy the convenience of being close to the train station and city centre. Not too many students live here (it’s more suited towards graduates and young professionals) so you're unlikely to find big student house shares, it will be predominantly one and two bedroom apartments. Read our guide to living in Cardiff Bay to learn more. Why choose CPS Homes for Cardiff student lettings?With over two decades of experience, we've built a reputation as Cardiff's most reliable and established student letting agency. Here's why thousands of students trust us every year:Biggest selection of properties: With more properties in Cardiff than any other agent, we offer homes in all the key student areas, including Cathays, Roath, Heath and some in Cardiff Bay. We've got options close to every University campus, including a large portfolio of newly refurbished student houses.Expert local knowledge: We know Cardiff inside and out, and many of our staff were students here recently, so we understand exactly what you're looking for!Our properties are accurately-priced for lower and higher-end budgets. Many are offered with a 'bills included in rent' option, saving you the hassle of sorting them out separately. Dedicated student support: From property viewings to signing contracts and aftercare, our team is here to support you from the start of your tenancy through the end. We have a dedicated maintenance team and online portal where you can report issues quickly and easily, getting updates as any repairs progress.We carry out accompanied viewings until 8pm during our busy periods. This way you can fit in house hunting even if you have late-afternoon commitments.Helpful renting guidance - We make sure you know your responsibilities as a renter from day one with free resources and how-to guides. Not only does this help during your tenancy with us, but these are skills that will come in handy long after your student days! https://www.cpshomes.co.uk/cps-blog/2024/09/10/Which-area-of-Cardiff-should-I-pick-for-my-second-year-student-house https://www.cpshomes.co.uk/cps-blog/2024/09/10/Which-area-of-Cardiff-should-I-pick-for-my-second-year-student-house Tue, 10 Sep 2024 11:18:00 GMT The prospect of securing your Cardiff student accommodation well in advance of the next academic year can be both exciting and a little nervewracking. To ensure a smooth and successful experience, it's important to know when to start your search, understand how a letting agent organises property viewings and be aware of the steps you'll need to take once you find your ideal home. This guide from our lettings team provides a clear explanation of each stage, from beginning to end, to help you navigate the process with confidence. 1. Read our advice on choosing your student house in CardiffLooking for your first "home after halls" is one of the most significant rites of passage for students, but one false step can cause you a headache for the entire year. Before diving into the details, be sure to review this advice if you haven’t already. It offers valuable insights into selecting your housemates, choosing the right part of Cardiff for you and managing your budget effectively.Top tip: Make sure that all of your group members are on the same page before starting viewings. Miscommunications or differing expectations can lead to disagreements and delays, so having a clear agreement on preferences, budgets and priorities can save a lot of hassle later on! 2. When to start looking for your Cardiff student houseMost Cardiff student properties for the 2025-26 academic year will be available to secure from October 2024. Last year, we began scheduling property viewing slots at the start of October, with viewings kicking off on the 18th. By the end of the first two weeks, we had let around 170 properties, which is roughly 15 per day! A great way to get ahead is to sign up to our waitlist for Cardiff student accommodation 2025-26. By starting early, you avoid the rush and competition that typically heats up later in the year. This gives you more time to compare options and make an informed decision without feeling pressured, plus you’ll have access to the biggest selection of homes before things start getting snapped up. Top tip: If you begin your search earlier than mid-October, you may come across a number of properties from other Cardiff letting agents. Bear in mind that as the largest letting agent in Cardiff, we will be preparing to list over 1,500 properties for the 2025-26 academic year. So it could be worthwhile to hold out just a little longer to see what we have to offer. With our extensive range of options, you might find the perfect home right here with us! 3. Pop in for a chat with our teamStart by popping into our Cardiff student lettings office on Woodville Road, Cathays for a chat with a member of our team. We'll discuss your priorities, preferred locations and budget. This helps us understand exactly what you’re looking for and ensures we find the best options for you. If you’ve spotted some properties on our website that catch your eye, let us know. We’ll check their availability and take you out to visit them. Based on what you’ve told us you’re looking for, we’ll suggest other suitable properties for you to consider and take you to see those too. You’re welcome to book an appointment even if you haven’t got any specific properties in mind, we’ll listen and make some informed picks for you!4. We take you on your home viewingsAt CPS Homes, we want to make the viewing process as easy as possible for you. During a single visit, we’ll take you to all the properties you’re interested in, using our transport if some are located a bit further out. During out busiest periods we can even book viewing appointments in up until 8pm. Top tip: Once you find a place you like, it’s important to act fast. Student housing in Cardiff can get booked up in no time, especially larger properties for groups. Due to high demand, we no longer offer second viewings, unfortunately. So to ensure you don’t miss out on your ideal home, it’s important to make a decision during your initial visit. 5. Secure your property with a holding depositAfter you return from the viewings and decide on a home you like, we can secure it for you with a holding deposit, which can be paid by card on the day. This deposit demonstrates your commitment to the property and ensures that it is held exclusively for you, preventing others from booking it. Don’t worry—this fee is later deducted from your overall deposit when you move in. If you don’t pay the holding deposit, we won’t be able to keep the property for you unfortunately, so be sure you have enough funds in your bank accounts when you arrive.6. Sign your Occupation ContractOnce you've paid your deposit, the next step is to read and sign your Occupation Contract (previously known as a 'Tenancy Agreement'). Please make sure to read it in full and understand your responsibilities as a contract-holder. The signing process is streamlined through our online system, DocuSign, which allows you to sign documents quickly and securely from anywhere. At this stage you’ll also need to provide the following details of a guarantor who is a UK homeowner. This is a standard requirement for students to ensure that rent payments are guaranteed. If you’re unable to provide a UK homeowner guarantor, let us know - we can discuss alternative arrangements with the landlord, such as an advance payment for a few months. You can learn more about the signing process here.7. Pay your tenancy depositAfter placing your holding deposit, you’ll need to pay the full tenancy deposit (sometimes referred to as a 'bond') to secure the property. This is held in a government-backed deposit protection scheme and will be returned to you at the end of your tenancy, provided everything is in order with the property when you move out. Your holding deposit will go towards this payment. Important note: Contrary to what some people think, landlords and letting agents are not simply able to take money from a tenancy deposit – deposits are protected with government-regulated deposit protection services and cannot access them. 8. Celebrate with a bottle of Prosecco from CPS Homes!Once your tenancy is confirmed, it’s time to celebrate! At CPS Homes, we’ll welcome you to your new home with a bottle of Prosecco, our way of saying thank you for choosing us. Want to know what happens next? Read our moving in guide and many more resources over on the student section of our website. https://www.cpshomes.co.uk/cps-blog/2024/09/09/A-step-by-step-guide-to-securing-your-Cardiff-student-accommodation-for-2025-26 https://www.cpshomes.co.uk/cps-blog/2024/09/09/A-step-by-step-guide-to-securing-your-Cardiff-student-accommodation-for-2025-26 Fri, 6 Sep 2024 14:38:00 GMT If you're searching for Cardiff student homes for 2025-26, now's the time to get ahead of the game! At CPS Homes, we've been helping students find their perfect homes in Cardiff for over 20 years, offering over 1,500 properties in the city's most popular student areas and housing over 6,000 students per year.Whether you're looking for a cosy student flat for 2 in the quieter area of Roath, or a huge 10-bed in Cathays where you're minutes from the main Cardiff University buildings, we've got options for every budget and lifestyle. Join our Cardiff student housing waitlist today!By joining our 2025-26 waitlist, you'll be the first to know when our housing list goes live. You'll receive an email alert as soon as our student property list is available. Simply click here to leave a few details and sign up in minutes.Why secure your Cardiff student property early?The Cardiff student accommodation market is always competitive. Cardiff's most sought-after areas like Cathays and Roath fill up fast. Last year, we began scheduling property viewing slots at the start of October, with viewings kicking off on the 18th. By the end of the first two weeks, we had let around 170 properties, which is roughly 15 per day!We understand that finding the right housemates can take time. If you haven't formed your group yet, don't worry - there will still be plenty of great student properties available. However, if you already have a group and want the best selection, securing your property early is highly recommended. This way, you'll have more options to choose from and can avoid the stress of last-minute searching. It's also a great way to increase your chances of finding the perfect place near campus. You'll also have peace of mind knowing you've got your housing sorted for the following year, well before the Christmas holidays. That means you can focus on other parts of Uni life - whether it's diving into your studies, making new friends or getting involved in societies and clubsWhy choose CPS Homes for Cardiff student lettings?With over two decades of experience, we've built a reputation as Cardiff's most reliable and established student letting agency. Here's why thousands of students trust us every year:Biggest selection of properties: With more properties in Cardiff than any other agent, we offer homes in all the key student areas, including Cathays, Roath, Heath and some in Cardiff Bay. We've got options close to every University campus, including a large portfolio of newly refurbished student houses.Expert local knowledge: We know Cardiff inside and out, and many of our staff were students here recently, so we understand exactly what you're looking for!Our properties are accurately-priced for lower and higher-end budgets. Many are offered with a 'bills included in rent' option, saving you the hassle of sorting them out separately. Dedicated student support: From property viewings to signing contracts and aftercare, our team is here to support you from the start of your tenancy through the end. We have a dedicated maintenance team and online portal where you can report issues quickly and easily, getting updates as any repairs progress.We carry out accompanied viewings until 8pm during our busy periods. This way you can fit in house hunting even if you have late-afternoon commitments.Helpful renting guidance - We make sure you know your responsibilities as a renter from day one with free resources and how-to guides. Not only does this help during your tenancy with us, but these are skills that will come in handy long after your student days!Click here to join the Cardiff student properties waitlist today. https://www.cpshomes.co.uk/cps-blog/2024/09/06/Join-the-waitlist-for-Cardiff-student-accommodation-2025-26 https://www.cpshomes.co.uk/cps-blog/2024/09/06/Join-the-waitlist-for-Cardiff-student-accommodation-2025-26 Fri, 6 Sep 2024 12:47:00 GMT As the kids return to school the sun is shining brighter for September (typical!). The significant price hike announced today is great news for anybody looking to sell their home as we move into Autumn. We're certainly feeling optimistic moving into the final months of 2024.According to Nationwide, property values across the UK increased by 2.4 percent year-on-year. This means the average home costs £6,222 more than this time last year, with the average sale price now standing at £265,375. Early Autumn could be a fantastic time for homeowners to consider selling and capitalising on the rising values - so book your free valuation with our team today!Nationwide's Chief Economist Robert Gardner commented:"Providing the economy continues to recover steadily, as we expect, housing market activity is likely to strengthen gradually as affordability constraints ease through a combination of modestly lower interest rates and earnings outpacing house price growth." "Providing the economy continues to recover steadily, as we expect, housing market activity is likely to strengthen gradually as affordability constraints ease through a combination of modestly lower interest rates and earnings outpacing house price growth." Tom Bill, Head of UK Residential Research at Knight Frank, added: "The UK housing market is in a better place than it was last summer as inflation comes under control and lenders trim their rates. Financial markets are pricing in another cut this year and as mortgage rates fall this autumn, it should underpin transactions and modest single-digit price growth."The new data from Nationwide's House Price Index also shows that buyers are increasingly willing to pay a premium for energy-efficient homes, contributing significantly to rising prices. Homes with an energy rating of A or B sell for an average of 2.8% more than those with a D rating, the most common.While the government aims to upgrade homes to band C by 2035, Nationwide notes that the pace of energy improvements is "relatively slow." The current rate of insulation installations is a fraction of its 2012 peak.Sellers who have been hesitant to list their homes this summer are now feeling more optimistic about market conditions and are listing their homes for sale. Thinking of joining the trend? We'd love to chat! Our team at CPS Homes is here to help you navigate the selling process and get the most out of your property. Speak to our team today on 02920 454555 or email sales@cpshomes.co.uk. You can also book a free valuation directly on our website here. https://www.cpshomes.co.uk/cps-blog/2024/08/30/House-prices-are-surging-at-the-fastest-rate-in-nearly-two-years-according-to-the-UKs-biggest-building-society https://www.cpshomes.co.uk/cps-blog/2024/08/30/House-prices-are-surging-at-the-fastest-rate-in-nearly-two-years-according-to-the-UKs-biggest-building-society Fri, 30 Aug 2024 11:25:00 GMT Did you see the video that went viral recently, where an adorable cockapoo “insisted on being in every photo” of a home we’re marketing for sale in Rumney? It had over 1.7 million views on TikTok and was shared with us by a lot of Cardiff folk, so we wouldn’t be surprised if you saw it! Whilst at first glance it may seem like the pup just happened to follow our Media Team through every room in the house, this is all part of our intentional, carefully curated marketing strategy. Check out the full video tour for a perfect example of how pets can add a touch of magic to your property listing, grabbing attention and creating a lasting impression on those seeking a new home. The power of using pets in property photos We’ve been including owners’ pets into our property photos for years now, and have seen first-hand the positive impact they can have on attracting potential buyers. For many people, pets are family members. They evoke a strong emotional response in people, which translates into a positive association with a property. When people see a friendly, content pet in a home, they're more likely to imagine themselves living there, creating happy memories of their own. We like to play around with different ways of featuring pets; capturing movement to add interest works especially well in our bespoke property videos. For example, a playful puppy in a garden can evoke images of outdoor fun, or a sleepy cat curling up on the sofa can create a sense of relaxation. The photos and video are a fantastic keepsake for the seller, too. Not only do they have professional media of the place they used to call home, but they have their much-loved pet in them too. We get fantastic feedback from them saying they view it as a unique keepsake that will be cherished for years to come. Capturing a lifestyle, selling a home It's not just pets that can add a personal, relatable touch when marketing a property, there are other ways to tell a story that resonates with potential buyers. Our media team love to incorporate various lifestyle elements to create a sense of home and warmth. For example, we might set up a dining table with place settings, wine glasses and a stylish centrepiece. Video clips of somebody flicking through records or playing the piano add a touch of realism when we film the living room. In the kitchen, someone pouring a cup of coffee or slicing a cake also help to create a more immersive experience. These are just a few examples - head to our free resource on presenting your property to learn more. Here are some of the highlights of the standard marketing package available when you chose to sell with the award-winning CPS Homes sales team: Professional photography Professional video tour (with optional drone footage to showcase the size and scale of the property, along with gardens, surrounding areas and neighbourhoods) Professional floor plans Free home staging guidance Marketing on Rightmove, Zoopla and cpshomes.co.uk Social media promotion and paid Facebook/Instagram advertising with location targeting Email marketing to suitable ready-and-waiting purchasers For sale board & window card displayed Extensive and effective marketing is just one part of how we're doing more to sell your home. Click here to learn more and watch a video introduction to Nathan, Sian and the team. For more information, get in touch today on 02920 454555 or email sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/08/30/Pets-and-property-Why-our-viral-video-is-no-accident https://www.cpshomes.co.uk/cps-blog/2024/08/30/Pets-and-property-Why-our-viral-video-is-no-accident Fri, 30 Aug 2024 11:35:00 GMT We recently wrote about the changes Welsh Government are making to short-term and 'holiday' lets, including a new registration & licensing scheme and increased council tax. On top of these changes, the new UK Government has announced that furnished holiday/short-term lets will be treated in the same way as other rentals when it comes to tax, with changes coming in from April next year. The Government said the move "promotes fairness and aligns the tax rules for furnished holiday lettings with those for other property businesses". What is a furnished holiday let? To be a furnished holiday let, the property: Must be available for short-term letting to the public for 210 days and actually let for 105 days or more in each tax year. Should not be used as a long-term let of over 31 days for significant periods. What will be different? Tax advantages that landlords of furnished holiday lets have had over other property businesses will be removed. This will be done in four ways: Applying the finance cost restriction rules, meaning loan interest will be restricted to basic rate for Income Tax. Removing capital allowances rules for new expenditure and allowing replacement of domestic items relief. Withdrawing access to reliefs from taxes on chargeable gains for trading business assets. No longer including this income within relevant UK earnings when calculating maximum pension relief. Implementation dates: from 1 April 2025 for Corporation Tax and Corporation Tax on chargeable gains on or after 6 April 2025 for Income Tax and Capital Gains Tax Could a switch back to a long-term rental be right for you? We've already helped some landlord clients switch back to the traditional rental market following these announcements, and we anticipate that many more will follow suit. Shifting back to traditional long-term rentals offers several benefits for landlords, including: Reduced management: Long-term lets generally require less management and administration compared to short-term lets. The fewer changeovers in occupants you have, the less time needed for managing individual stays. Steady income: Renting your property long-term unlocks a stream of steady income, boosting financial stability and security. Additionally, the risk of prolonged void periods is significantly lower. Reliable contract-holders: With a property management agency like ours, you can find reliable, screened contract-holders who will care for your property. Working with professionals will provide peace of mind throughout the process. If you want to be more hands-on with long-term renters, you can be – we’ll have a service to suit. Alternatively, if preferred, we can provide a fully managed service and do most of the work for you. Find out more here or get in touch on 02920 454555 to explore your options. https://www.cpshomes.co.uk/cps-blog/2024/08/13/Tax-breaks-axed-for-furnished-holidayshort-term-lets https://www.cpshomes.co.uk/cps-blog/2024/08/13/Tax-breaks-axed-for-furnished-holidayshort-term-lets Tue, 13 Aug 2024 09:39:00 GMT IntroductionBy now, all landlords of properties in Wales should be aware of The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022, which prescribe the 29 ‘matters and circumstances’ that must be considered when determining if a property is fit for human habitation, plus the requirements for carbon monoxide alarms, smoke alarms and electrical safety reports.Since the Regs were introduced, landlords have been wondering what damages a judge might award if a property is deemed to be unfit for human habitation. Well, a recent court case – albeit an English one – may give us some indication, and it’s not good news for landlords.When is a property unfit?The Regulations say a property is unfit for human habitation if:It doesn’t have a working carbon monoxide alarm in each room containing a gas appliance, an oil-fired combustion appliance or a solid fuel burning combustion appliance. This includes rooms with gas boilers and/or gas cookers.It doesn’t have a mains-wired smoke alarm on each storey, interlinked with any other mains-wired smoke alarm.It doesn’t have a valid electrical condition report, or the report hasn’t been given to the contract-holder (the property is only fit once it has been given)Having considered the 29 prescribed ‘matters and circumstances’ – which include things like damp, mould and hazards – a court decides a property is unfit.The caseMs Dezitter, a tenant, brought a court claim against her landlord, Hammersmith and Fulham Homes (aka London Borough of Hammersmith and Fulham).Ms Dezitter claimed:14th June 2010 – 24th December 2013 (3.5 years): General disrepair, including cracks to the walls and ceilings, ill-fitting and drafty doors and windows, damp and mould, lights hanging from and watermarks to the ceiling and a boiler which frequently lost pressure.24th December 2013 – 20th March 2020 (6-and-a-bit years): Enhanced disrepair as, in addition to the above, there was now a leak from the roof.20th March 2020 – 7th November 2020 (7.5 months): The property was not fit for human habitation. 20th March 2020 was the day on which The Fitness for Human Habitation Act 2018 came in in England, hence why the claim the property was unfit began on this day and not earlier.There was evidence Ms Dezitter had been complaining since moving in.A claim for disrepair has a limitation period of 6 years, but a limitation defence must be entered in order for the judge to cap it. Remarkably, Hammersmith didn’t raise a limitation defence, so the court was able to consider the claim way back to 2010. Hammersmith didn’t file any witness evidence, didn’t attend trial and provided no explanation, so judgement was awarded.How might the landlord have helped defend the case in court, or even prevented it getting to court?A system for logging all contract-holder reports (which may well highlight the lack of a report) is vital.A paper chain of responses and actions, may include instructions to occupiers and/or contractors, is also essential.Produce inspection reports with date and time-stamped photos. Inspections must be documented, retained for at least two years, and be conducted at least annually for single dwelling tenancies / at least every 6 months for HMO tenancies.All the above are requirements of Rent Smart Wales (RSW) licensees. They go as far as saying that if a licensee cannot comply with them, they must appoint an agent who can.The damages awardedNext, the court had to decide how much in damages to award.For period 1, they decided 35% of the rent, rounded to £8k.For period 2, they decided 40% of the rent, rounded to £16.2k.For period 3 (where it was claimed the property was unfit for human habitation), they decided 100% of the rent: £24,786.The interesting part here is period 3: that unfitness attracted 100% compensation. The judge’s logic being if a property is not fit for habitation, one does not enjoy it, one endures it. He felt either the house was fit and rent was payable, or it was not fit and in that case no rent was due.ConclusionWhilst only a county court judgement (and a case that wasn’t defended), it does show the danger of the concept of fitness for human habitation. If a property is not fit, this case would argue that no rent is payable. It’ll be very interesting to see what happens if a similar case reaches the higher courts. An appeal of this particular decision is unlikely.This was an English case, but the requirement for properties to be fit for human habitation applies in Wales too, via the aforementioned Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022.To check if your property is fit for human habitation, read our expert advice on the subject.Why use CPS Homes?Our dedicated maintenance portal allows occupiers to easily report issues and upload photos or videos. Our team carefully assesses each situation to determine responsibility, keeping contract-holders in the loop. We may tell the contract-holder that they’re responsible for resolving the problem, offering advice and letting them know we’ve made a note to check it at the next inspection too. It might be the case that we contact the landlord for guidance, or go ahead with hiring a contractor to attend. We tailor our approach to each individual case, ensuring the most effective resolution.Our regular inspections are thorough and documented with detailed, time-stamped reports. We don’t just go through the motions; we carefully check the property's condition and look for any maintenance problems, even if the contract-holder hasn’t reported them. By catching potential issues early, we prevent them from becoming bigger problems.Maintenance issues aside, we also provide landlords with considered improvement advice to help maximise their rental income. Rent increases can and do regularly occur at tenancy renewal or when there’s a change in occupier.If you need a hand with a specific situation, we're here to help. Get in touch with our team on 02920 668585 or email lettings@cpshomes.co.uk. You can also find out more about our managed services here. https://www.cpshomes.co.uk/cps-blog/2024/07/25/Court-awards-100-of-rent-in-damages-to-tenant-whose-property-was-unfit-for-human-habitation https://www.cpshomes.co.uk/cps-blog/2024/07/25/Court-awards-100-of-rent-in-damages-to-tenant-whose-property-was-unfit-for-human-habitation Thu, 25 Jul 2024 13:15:00 GMT The Welsh Government was obliged by the Renting Homes (Wales) Act (RHWA) to produce model written statements of contract for the various types of occupation under the Act. This was because the Act requires very specific and detailed wording as to the form of occupation contracts. While nobody is obliged to use these model statements, a great many landlords do as it’s freely available and very few others provide alternatives. Even agents have tended to use it, on the assumption that Welsh Government will have the wording correct.The Housing Act 2004 was also replaced and re-enacted in parts in the RHWA. In particular, its tenancy deposit protection provisions were replaced, although in reality they were recreated nearly word-for-word in the RHWA. As such, deposit protection schemes have continued to exist in Wales and they are the same schemes as in England, operating in largely the same way. That is to say that in the event of a dispute between landlord and contract-holder, the scheme takes charge and adjudicates that dispute by way of a review of the terms of the contract and the evidence that supports the deductions being made. What is key here, in both England and Wales, is that the underlying basis of the deposit deductions being made and adjudicated on are contractual. There is not a statutory right to make a deduction on the part of a landlord, and RHWA did nothing to change that.And this is what creates the problem. The Welsh Government’s model agreement specifies obligations on the part of contract-holders and it specifies that a deposit can be taken. But nothing in the model contract permits deductions to be made from that deposit from to meet losses incurred by a landlord due to a contract-holder’s breaches. There would be a civil claim in court for those losses, but no clear wording exists that permits the money to be deducted. Therefore, those using the freely-available model contract will be shocked to find that they have no basis to make any deductions at all.Some deposit schemes are aware of this issue and are starting to refuse deposit claims where no appropriate wording exists. Landlords may feel that the schemes should take a more relaxed approach, but their hands are tied. They can only authorise deductions to be made from a deposit where there is a clear right to do so, otherwise they would be acting unlawfully themselves. This is a problem which will only get worse as more contracts end and more landlords seek to make deductions.The only true solution is in the hands of the Welsh Government. They firstly need to fix the model contract so that it deals correctly with deposit deductions. However, that cannot fix the contracts already in use. To deal with this, the only option would be to make an urgent amendment to the Renting Homes (Wales) Act itself to permit deposit deductions to be made irrespective of wording in the contract or to imply such a term into a contract regardless of its existence. The Welsh Government might of course do nothing and simply say that it the model contract was there for people to use but they never made any specific warranty as to its suitability or effectiveness. The lack of such a clause does not breach the Act and the Welsh Government can legitimately say they provided the model contract in accordance with the law. However, that will provide little comfort to landlords.This is yet another reason why landlords and agents should not be using Welsh Government’s model contract unaltered (read another 10). CPS Homes’ Written Statement of Occupation Contract does, of course, enable landlords to make deductions from the deposit.Original source: David Smith of JMW SolicitorsAt CPS Homes, we've become the go-to agent for landlords looking for ironclad contracts and complete legal protection. Many property owners have come to us after their current contracts fell short, and we've been able to help. If you have any questions or require assistance with reviewing your contracts, please don't hesitate to contact our team on 02920 668585. https://www.cpshomes.co.uk/cps-blog/2024/07/22/Landlords-unable-to-make-deposit-deductions-if-using-WG’s-model-Written-Statement-of-Occupation-Contract https://www.cpshomes.co.uk/cps-blog/2024/07/22/Landlords-unable-to-make-deposit-deductions-if-using-WG’s-model-Written-Statement-of-Occupation-Contract Mon, 22 Jul 2024 14:30:00 GMT In positive news for landlords across Wales, CPS Homes have successfully argued with The Property Ombudsman that where a contract-holder (tenant) wishes to exit their fixed-term tenancy early, a landlord is within their rights to ask for what is essentially an ‘early termination charge’. The charge had previously been queried by Rent Smart Wales and Cardiff Council.Since The Renting Homes (Fees etc.) (Wales) Act 2019 was introduced, landlords have only been allowed to charge contract-holders for rent, deposits, utilities/council tax and defaults on the terms of the contract. However, the legislation does not appear to prevent a landlord and contract-holder from coming to an agreement to end a tenancy early. Indeed, Welsh Government guidance says “The Act does not prohibit any agreement that a landlord and tenant may reach should the tenant wish to leave the tenancy early.”Occupiers seeking an early exit from their contractual obligations is common, especially in the student market. Whatever the reason for it may be – it could be a falling out with fellow contract-holders, a withdrawal from university or just a change in personal circumstances – it inevitably poses a problem for the landlord who would have reasonably expected the tenancy to continue through to the end of its fixed-term, as initially agreed. The landlord would be within their rights to insist “the contract is the contract and I am not open to an early exit”, but experience tells us that when a contract-holder is determined to leave, they will do so regardless and invariably fall into rent arrears. As such, we encourage landlords to take a pragmatic approach to the matter, which is to be open to the early end as long as a new, paying contract-holder is lined up.Putting in the work to set up a new tenancy – which may include viewings, performing a credit check, referencing, drafting a new contract, registering the new deposit and producing a new inventory, amongst other things – is either considerable time out of a landlord’s week or a considerable cost if they instruct an agent to do the work for them. After all, the agent is running a business and won’t work for free, but equally, it’s not right that the landlord is out of pocket because of the occupier’s actions.Foreseeing the potential for such circumstances, the Written Statement of Occupation Contract we sign with our contract-holders on behalf of landlords contains specially-worded clauses that state if the landlords agrees to the early termination, the departing contract-holder(s) must cover the landlord’s time/cost for setting up a new tenancy.A wantaway contract-holder recently disputed these clauses, which led to their complaint being heard by The Property Ombudsman (TPO). The same complainant also raised the same grievances with Rent Smart Wales and Cardiff Council, who separately investigated but did not take further action once we explained our bases for the charge. Our argument to all three bodies was based on three factors:The legislation does not prevent this agreement being made, and the guidance supports it.The landlord is entitled to say “no” and insist the contract is seen through to its end.The cost of the early termination charge is likely to be significantly less than having to pay the rent up to the end of the contract.Pleasingly, The Property Ombudsman agreed with our stance, stating in their decision notes:“I do not consider that it [the early termination charge] contravened the 2019 Act. The 2019 Act made it an offence for a landlord or letting agent to require a prohibited payment to be made in consideration of arranging the grant, renewal or continuance of a standard occupation contract, or pursuant to a term in a standard occupation contract; however, it did not prevent the landlord from requiring a payment to be made in order to secure his agreement to the termination of the contract, or to release a contract holder when the contract was within a fixed term. This is confirmed in the official guidance to the 2019 Act.I am unable to make a legal determination on a breach of consumer protection legislation, as this would be a matter for a court of law to determine. However, I would say that I am not persuaded that a term explaining that the Landlord was prepared to release the Tenant from the contract for an amount less than the full rent for the fixed term of the tenancy was unfair, given that the alternative was for the Landlord to insist on his full contractual entitlement to rent for the whole of the fixed term.”The outcome is a shot in the arm for landlords and cements our belief that they should not run at a loss for a situation that was not their doing. Unsurprisingly, Welsh Government’s model Written Statement of Occupation Contract does not contain the specially-worded clauses that cover landlords in this scenario. Many landlords and agents think they must use Welsh Gov’s model, which is not the case. As proven here, the model puts landlords in a disadvantageous position, and adds to our 10 reasons why it shouldn’t be used.At CPS Homes, we've become the go-to agent for landlords looking for ironclad contracts and complete legal protection. Many property owners have come to us after their current contracts fell short, and we've been able to help. If you have any questions or require assistance with reviewing your contracts, please don't hesitate to contact our team on 02920 668585. https://www.cpshomes.co.uk/cps-blog/2024/07/17/Ombudsman-backs-CPS-Homes’-belief-that-landlords-shouldn’t-be-out-of-pocket-when-a-tenancy-ends-early https://www.cpshomes.co.uk/cps-blog/2024/07/17/Ombudsman-backs-CPS-Homes’-belief-that-landlords-shouldn’t-be-out-of-pocket-when-a-tenancy-ends-early Wed, 17 Jul 2024 12:10:00 GMT Since this week's General Election was announced back in May, many people have asked us what effect we have seen it have on the sales market, and how we predict the coming weeks and months will go.Some buyers are "frozen"We've observed a reduction in the number of buyer enquiries since the election was announced, with some people we've spoken to holding out hope that one or both of the big two parties will announce something that will save them hundreds or thousands of pounds, like a reduction in Stamp Duty or interest rates.The reality is that neither party have pledged reductions to Stamp Duty (Land Transaction Tax in Wales), and it's highly unlikely they will at this stage. Interest rates are the responsibility of the Bank of England, and whilst they will be watching the effects of the country's vote prior to their next meeting in August, experts say they don't see the outcome impacting when rates will be dropped. We've covered both topics in more detail further on.Once the election results are out and everything becomes more certain, we fully expect buyer enquiries to return to normal levels within a small number of weeks. Indeed, we hope to see them rise further, with a predicted drop in interest rates imminent (see later). The strength of the poundCurrency-wise, the market hasn't observed any major changes in the run-up to Thursday's vote. Additionally, there's no expectation of big changes once the results are announced, as both Labour and Conservative have exercised economic caution in their respective manifestos.When will interest rates drop?With the recent news of inflation dropping to its 2% target, many are wondering when – or indeed if – the Bank of England base interest rate will drop from the current 5.25% it's been at since August 2023. A reduction would certainly be of interest to buyers.The Bank have said the timing of the election was "not relevant" to its decision to keep the current rate in June, and experts predict the outcome of the upcoming election is unlikely to influence a future decision.Before committing to a drop, the Bank are keen to see inflation stay under control. They have a particular eye on services inflation, which is still running higher than forecasted at 5.7%.A reduction is on the near-horizon, it would appear. The rate-setting committee voted 7-2 to hold rates last time out, but the result was not as cut and dried as it had been previously. Three of the voting members said it was a “finely balanced” decision.Experts are predicting that when the committee next meets on 1st August, the rate will drop by 0.25%, to 5%. This will be welcomed news for buyers and those who soon need renew their mortgage. First-time buyers vs homeowner moversThe market has seen more first-time buyers than 'homeowner movers' in recent years. We suspect that's because existing homeowners have become used to lower mortgage rates, so are reluctant to face the costs associated with selling up and buying elsewhere. In contrast, first-time buyers are all-too-aware of high interest rates and have become accustomed to them. A reduction in interest rates should see these homeowner movers come out of their shells, whilst stimulating first-time buyers further.Are new homes going to be built?Both Labour and Conservative manifestos pledge to build similar numbers of much-needed new homes; 1.5 million and 1.6 million respectively. However, housing policies have been extremely unstable in recent years, not helped by 15 housing ministers in 12 years.Labour have said first-time buyers will get first-access to new homes. However, they need to be able to afford them, so the location of these new homes is going to be important. If they're built in areas with good amenities, ample transport links and bustling job markets, they may be out of reach for first-time buyers, as properties in areas like this are typically priced highly.A continuation of the mortgage guarantee scheme would be good news for first-time buyers, as would any introduction of lower deposit schemes.Other pledges that may make a differenceIf Labour press ahead with their intention to add VAT onto private school fees, it could drive up the value of homes in catchment areas of well-regarded state schools, as they may see increased demand from those who can no longer afford private education.There are other proposed changes, such as to non-domicile statuses in the UK, capital gains tax and inheritance tax, but not enough is known about them at this stage to make a prediction. Changes to Stamp Duty thresholds have been mooted for England, but Wales has its own Land Transaction Tax, which is set by Welsh Government.Get in touchAre you currently looking to sell a property? A good estate agent will excel at adjusting their strategies to match any market changes, ensuring your property is marketed to the right buyers at the right time. By trusting a skilled estate agent with your sale, you can benefit from their expertise, no matter the external circumstances. If you’d like to get in touch for a chat about any concerns you have at the moment regarding the property market here in Cardiff, give our sales team a call on 02920 454555. https://www.cpshomes.co.uk/cps-blog/2024/07/04/The-effects-of-the-General-Election-on-the-Cardiff-property-market https://www.cpshomes.co.uk/cps-blog/2024/07/04/The-effects-of-the-General-Election-on-the-Cardiff-property-market Thu, 4 Jul 2024 11:31:00 GMT “kerb appeal”noun​Definition: the attractiveness of a property when viewed from the street.With summer upon us, it's time to start thinking about the benefits of some simple improvements to your property's kerb appeal, especially if you are a student landlord with new occupants arriving soon. A welcoming exterior will not only help reduce the complaints that can come with moving into a new home, but also sets you up for success when viewings for the 2025-2026 academic year start in October (just a few short months away!). A welcoming exterior means less complaintsBetween July and September, students and their parents will be arriving to move into their new properties. Picture this: they arrive after a long journey, tired and perhaps a little stressed. They pull up to your property and the forecourt is overgrown with weeds, the paint on the brickwork is peeling and generally lacking some TLC.This could put them in a negative frame of mind before they even step over the threshold. When contract-holders feel the landlord doesn't care for the property's upkeep, they're more likely to look for faults when they get inside. They may even be less likely to take care of it themselves, which can lead to increased disputes and property damage.On the flipside, a well-maintained property with a clean garden, sparkling windows and a fresh coat of paint sends a completely different message. It shows pride of ownership, creates an uplifting first impression and encourages them to keep the property looking well. Higher rents and speedier letsCome October, we'll be back in the swing of things, conducting viewings for the next academic year. That first glimpse from the roadside is once again crucial in setting the stage for a positive viewing experience.Properties that create a positive first impression achieve higher rents, let quicker than their competition and – if/when it comes to it – sell for more than a not-so-well-looked-after neighbour. Where to begin?A fresh coat of paint not only does wonders for aesthetics, but it also shields the exterior from the elements, saving you money on repairs down the line. "Paint protects", as they say.A clean and inviting entryway makes a great first impression. Start with a full clean of your front door and any surrounding areas. A quick jet-wash of the path and removal of leaves and other debris is well worth it, touching up any chipped or cracked paint on walls or railings whilst you're at it. Don't forget to trim any overgrown bushes.If you need some help in deciding worthwhile improvements to make, get in touch with Rhys on 02920 668585 or email rhys.owen@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/06/26/A-positive-first-impression-helps-reduce-new-occupier-complaints https://www.cpshomes.co.uk/cps-blog/2024/06/26/A-positive-first-impression-helps-reduce-new-occupier-complaints Wed, 26 Jun 2024 09:54:00 GMT So you've landed a viewing for what could just be your dream home. Time to get excited...and prepared! In a busy marketplace where there are multiple interested parties attending each open house, viewings are likely to last just 20-30 minutes. Asking questions isn't nosy, it's essential. This is a big decision for your family, and you deserve all the information – so ask away! We’ve put together a list of what to ask and whittled it down to ten key questions you should make sure to ask and we’ve even put together a handy checklist you can fill out on your phone while you’re at the viewing. 1. How long have the current owners been there and why are they selling? When someone decides to put their home on the market after 20 years of growing in the property, it’s typically a sign that they’ve had a fantastic life here and have looked after it with care. If they’ve only been there a year and area already packing up, this might raise a few alarm bells, but don’t be shy about asking the reasons for the swift move. Perhaps they have an unexpected arrival on the way and need more space, or they have to suddenly relocate for work - whatever the reason, it’s worthwhile asking the question so you can decide how you feel about it. If their circumstances mean they want to sell quickly, they may be more willing to negotiate on price, which may well be a benefit to some buyers on a tighter budget. 2. What's the property's history?Sometimes when a home looks even better than the photos it can spark some overwhelming emotions. But make sure you scratch beneath the surface and check whether there’s anything you need to know about that isn’t immediately visible or apparent. Press for more information on the home’s condition if there have any problems such as structural issues or damp over the years, or present currently. This will mean you can have a good think about budgeting for potential maintenance work to be carried out if you were to have your offer accepted.3. How long has the property been on the market - have there been any previous sales that have fallen through, and why? If a property has been on the market for weeks on end, what’s putting people off? It simply could be a sign that it is has been overpriced by an inexperienced agent and buyers have found better deals elsewhere. Or, there could be other issues that are deterring potential buyers. For you, they might not be so much of a big deal, which could work in your favour if they seller is so keen to get things moving they’re open to lower offers. If previous sales have fallen through, this could be due to an adverse survey, so, again, it’s worth digging a little deeper and asking about this too. 4. What recent works have been done to the property, have they got planning permission/building regulations? Before buying, it's crucial to know about any recent renovations and ensure they comply with regulations. If proper permission wasn’t obtained for any recent works done (like an extension, for example) there’s a chance you’d need to tear it down if there are legal or safety issues. This might even lead to difficulties selling in the future. Knowing this helps assess the property's true value and avoids potential headaches down the road. Ask the seller:What renovations have been done (extensions, damp proofing, etc.)How old are the electrics and when were they last updated?Check about planning permission and building regulations - have all modifications had the necessary approvals? 5. How much are the bills and council tax? Knowing your budget is crucial, and that includes knowing the amount of council tax that you’d be paying if you were to live in the property. From here you can compare it to what you currently pay and plan appropriately for the ongoing costs of owning the property. The amount of council tax that must be paid on a property can also give you some good information about the area itself, for example, higher council tax rates may mean the area has better local services or amenities, while areas with lower council tax rates may have fewer. 6. Is the property on a water meter & can you give an idea of monthly running costs? Although everybody’s consumption is different, it’s always good to get an idea of what the current owners are paying, once again to help you with that all-important budgeting you’ll have to do when moving to a new home. If the estimated monthly running costs are high, it could indicate that the property has inefficient plumbing or heating systems, which could lead to higher ongoing costs and potential maintenance issues, so don’t forget to ask this one! 7. Are there any restrictions or restricted covenants on the property and are there any local planning applications affecting the property in the area? Our sales team always make sure we come armed to our open house viewings with knowledge of the area and what’s going on in future in terms of planning. Restricted covenants are legal agreements that impose specific restrictions or requirements on the use of a property. For example, one of these may prohibit certain types of construction or alterations to the property, or may require it to be used for a specific purpose, such as residential use only. If you purchase a listed property in particular or a property in a conservation area, there will be numerous restrictions to the changes you can make. It’s wise to know this in advance, so you can make an informed decision as to whether it will work for you, especially if you’ve got a big renovation project in mind. Click here to access the Cardiff Council website section for planning applications. 8. What's the neighbourhood like and who are the neighbours? Don’t forget, you’re not just investing in a new house, but moving to a new area you’re going to call home for years to come. That's where we come in! We have the inside scoop on local schools, transportation options, crime rates and everything else you want to know about the neighbourhood. We listen closely to sellers, gathering all the details to help you make an informed decision. So ask us everything, from what the traffic’s like at certain times or day or whether the next door neighbours tend to keep to themselves or a friendship has blossomed with the vendors over the years. You could even explore the neighbourhood on your own before or after the viewing, to get a more intimate feel for the area and whether it aligns with your lifestyle. 9. What’s the parking situation? Not everyone owns a car, but even so, think about whether you imagine your family growing in the future and whether you’ll frequently have visitors who will need a place to park. Ask whether there is driveway parking available, if parking is on-street or off-street, and if there are any parking restrictions or permits required. 10. What are the owner’s favourite parts about living here, any hints/tips? Now, this is a really lovely question to ask. It shows you really are interested in the type of lifestyle benefits the property has given the owners and what they’ll miss fondly when they move. We find sellers really warm to being asked this question and are more than happy to let us know of any hidden gems in the area, like lesser-known green spaces, or handy hints like which pub garden gets the best of the sun during the warmer months. The responses we give you will also provide you with a sense of the care and attention the owners have put into the property and this emotional attachment and pride in the home is perhaps one that you can envision yourself having. Estate agents will notice this enthusiasm and it very well might come up in conversation when they’re discussing offers with the seller. For all enquiries regarding buying or selling a property in Cardiff, contact us on 02920 454555 or email sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/06/13/10-questions-to-ask-at-a-property-viewing https://www.cpshomes.co.uk/cps-blog/2024/06/13/10-questions-to-ask-at-a-property-viewing Thu, 13 Jun 2024 10:27:00 GMT Getting started with finding the perfect home to rent can feel overwhelming. Should you use a letting agent or go directly with a landlord? Here's a breakdown to help you help you weigh the pros and cons of each approach.Convenience & communicationLetting agent: Letting agents typically have a physical offices and dedicated staff, making them easier to reach for repairs, questions and scheduling viewings. They have extensive experience dealing with rentals and can guide you through the process, acting as a neutral third party to mediate any disagreements with the landlord. They can shortlist properties based on your needs (and in some cases, even arrange and accompany you on block viewings within a suitable time slot) making your search smoother and easier. Even when you're dealing with a letting agent, the landlord still plays a vital role as they make the final decision on everything. They decide when to send a contractor out or agree to let you pay your rent a bit later. Agents don't hold the power to make those decisions.Private landlord: For many renters, a positive is getting to deal directly with the person responsible for the property. Some feel that they can find that they get responses more quickly and direct communication can allow both parties to gauge tone and intent more effectively, fostering a more positive and productive dialogue. However, this depends entirely on the landlord. Some might be unresponsive or live far away, making communication difficult. Additionally, being a landlord often isn't their main job, so they might not be readily available. You'll also need to arrange viewings directly with them. Also, as we've said above, don't forget that if you rent through a letting agent, they don't own the property. The landlord is still there in the background and making the final decisions, so it's not as if you don't have any dealings with the landlord. You do, but it's typically indirect.Choice & quality of marketingLetting agent: Letting agents manage a very large of properties, giving you a wider selection to choose from. The quality of marketing is likely to be better with letting agents, who usually present their listings with professional marketing materials, including high-quality photographs, video tours and detailed descriptions. Private landlord: If you’re determined to rent directly through a landlord, bear in mind that the selection of properties available directly from landlords tends to be smaller as most of them do instruct a letting agent. If you have specific requirements or looking for top quality, it's worth looking at properties both managed by an agent and those with a private landlord, to make sure you get exactly what you want. Protection & expertiseLetting agent: Letting agents must be regulated and belong to a government-approved redress scheme. This scheme acts as an independent body to settle disputes between tenants and agents and gives you added protection. Agents who fail to register or breach the scheme's rules risk penalties, so always double check a letting agent’s credentials before you decide to fine a property with them. (Top tip: students, look for an agency specialising in student housing! These properties, known as HMOs, have specific regulations that letting agents stay on top of, unlike some private landlords).Private landlord: It might surprise you but many landlords aren't legal experts on landlord-tenant law. This can lead to unintentional mistakes (or, rarely, intentional!) where they neglect their legal responsibilities. Private landlords are less regulated than letting agents, so be extra cautious. Always meet them in person and enter into an Occupation Contract before paying any sort of deposit. Property maintenanceLetting agent: Most letting agents have established relationships with reliable and local contractors, leading to faster repair turnaround times compared with a private landlord who has to spend time finding the right person for the right job.Private landlord: Unless they know somebody already, which isn't as common as you might think, a private landlord will need to source a contractor to come out, which takes time in itself. Whoever they choose may not be as qualified, reliable or capable as the likes of the contractors letting agents have on their books.Local knowledgeLetting agent: Letting agents have strong expertise and knowledge of different local areas and can talk you through the pros and cons of various neighbourhoods that would suit you.Private landlord: A private landlord might have knowledge of the specific property, but there’s a chance they won’t be an expert on the local area, so make sure you do a lot of your own research if you go down this route.Extra supportLetting agent: With all of our tenants, we send out regular communications and video guides to promote looking after the property and being mindful of tenant responsibilities. Our aim is to help them keep their deposit and encourage them to understand the tasks around the home that are your a tenant's responsibility to deal with, not a landlord's. Not all letting agents do this to the extent we do, but as the biggest student housing provider in Wales we feel it’s our responsibility to look after our tenants (especially as for many of them, they're first-time renters) and make sure they don’t end up facing unwanted, avoidable charges.Private landlord: It’s unlikely you’ll get any of this sort of extra support, so make sure you read your contract in full and do a lot of research online to make sure you don’t end the tenancy with unwanted charges or a deposit deduction.The VerdictWhether you choose a letting agent or a private landlord, research is key. Remember, online reviews can be skewed. People are more motivated to leave negative reviews when things go wrong than positive ones when things are smooth sailing. So, a large number of positive reviews and a high rating on platforms like Google are strong indicators of a good experience.The best choice depends on your priorities. If you value convenience, protection, and a wider selection, a letting agent might be a good fit. However, if you are more comfortable with organise communication and repairs directly, a private landlord could be an option. If you’re looking for student accommodation in Cardiff, you’ve come to the right place! Learn more about CPS Homes and browse our student properties in the dedicated student section on our website. https://www.cpshomes.co.uk/cps-blog/2024/06/12/Should-I-rent-through-a-private-landlord-or-use-a-letting-agent https://www.cpshomes.co.uk/cps-blog/2024/06/12/Should-I-rent-through-a-private-landlord-or-use-a-letting-agent Fri, 31 May 2024 10:41:00 GMT Today's students are social creatures that crave comfortable, modern living spaces that foster a sense of community. A very basic student house with just bedrooms and a kitchen simply doesn't cut it anymore! A communal living space (whether that’s an entirely separate room or an open-plan kitchen/lounge) is a must-have, and here’s why…Enjoy increased demand In a crowded student market, not having a dedicated lounge will put you at a disadvantage. Many students we speak to wouldn’t even consider student accommodation without one. Students groups are usually fresh out of halls where they have smaller bedrooms and less space on the whole, so a living area is one of the first things they’ll put on their wish list. They want it to feel more like ‘home’ than halls did and a lounge provides the perfect social hub for movie nights, game nights, studying together or simply hanging out. Having a lounge in the property will translate to higher demand for your student HMO, reducing vacancy periods and maximising your return on investment.Encouraging tenant satisfaction A lounge helps cultivate a sense of belonging and encourages interaction between occupants. This can lead to a more positive living experience for everyone, potentially reducing disputes and creating a sense of shared responsibility for keeping the property clean and taking care of it well.Consider an open-plan alternative Whilst, legally, landlords aren't obligated to provide a dedicated lounge in their student HMO, it's highly recommended. If space is tight, consider converting a smaller bedroom into a communal lounge. Don't have the space for a separate lounge? A large, open-plan kitchen/living room could be a great alternative. The open-plan style is increasingly popular and we get student groups coming in requesting this more often than ever. Local councils may have their own requirements regarding living areas, so make sure to check these to keep your HMO property compliant.Considering letting a property to Cardiff students?At CPS Homes, we provide our fully managed clients with ongoing, value-for-money improvement advice to help maximise rental return and get the very best from their buy-to-let property. Our recommendations will always earn you money in the long run, making sure your investment holds and builds on its value, long into the future. To arrange a chat with us, call 02920 668585 or email rhys.owen@cpshomes.co.uk. We’ll help you tailor a strategy that aligns with your investment goals. https://www.cpshomes.co.uk/cps-blog/2024/06/05/Should-you-have-a-lounge-in-your-student-HMO-rental-property https://www.cpshomes.co.uk/cps-blog/2024/06/05/Should-you-have-a-lounge-in-your-student-HMO-rental-property Thu, 30 May 2024 14:34:00 GMT So, you've made the big decision to put your home on the market and start your sales journey. For some people this then brings about a question – should you sell your property privately, or enlist the expertise of a local estate agent? While selling without an agent can save costs, it requires a strategic approach in order to maximise your return. We’d encourage you to yourself these questions and do some thorough research before you decide to go down that route.Can you dedicate significant time to marketing, viewings and buyer communication? Selling your house requires consistent effort. Creating captivating listings, professional photos, and detailed descriptions takes a lot of time. You'll also need to handle paperwork, arrange viewings, and communicate with buyers. Wouldn't you rather focus on packing and preparing for moving day?Communication is crucial even after accepting a sale. For example, for our clients in Cardiff, we have a full-time Sales Progression Manager, Chelsea, who’s solely responsible for keeping sellers updated, managing solicitor communication and streamlining the sales process. Do you have a solid understanding of the UK property market and the legal aspects of selling a home?UK property sales involve complex regulations. Missed deadlines, incorrect forms or non-compliance can derail a sale. You’ll need to obtain a valid EPC, manage the conveyancing process, understand seller disclosure, tax implications, and building regulations. An estate agent takes care of all this for you, ensuring smooth, compliant transactions as they handle all legal aspects for you.Are you comfortable negotiating offers directly with buyers? We would add, it’s not just about being comfortable, as negotiation is a delicate process. If you are going it alone, it’s important that you research similar properties and set a fair asking price that reflects your home's value. This gives you a strong foundation for negotiations. Before talks begin, determine the absolute minimum you'd accept and stick to it to ensure you don't get pressured into a lowball offer.Skilled agents will fight for the best possible price for your property and negotiating a good price requires experience and finesse. If you’re going it alone, you might end up leaving money on the table. There’s also the emotional side to consider, as negotiating with buyers directly can be stressful and lead to rash decision-making. Our team handles all negotiations professionally, securing the best price and ensuring buyers' financial resources are verified.Would you be able to manage and conduct viewings on your own? Scheduling viewings around your life can be challenging. You’ll need to coordinate work schedules, family commitments, and buyer availability. An estate agent will organise and host engaging open house viewings, provide home staging guidance and offer prompt feedback to keep you informed. (We’ve shared some home staging tips on our blog, so if you do decide to sell alone, feel free to make use of these resources).Will you be able to utilise effective marketing strategies to reach the biggest pool of buyers? Selling a property privately means reaching a limited audience, potentially leading to a slower sale. Estate agents will make use of prominent online platforms like Rightmove and Zoopla with premium placements, social media marketing (like our channels reaching over 60,000 users a month!), and creative advertising strategies. This broad exposure can significantly increase the chances of finding the right buyer fast, leading to a quicker sale, saving you time and a lot of legwork.Estate agents also have connections with a large database of pre-approved buyers interested in your home, ensuring you're dealing with serious contenders ready to make a great offer. For instance, we know buyers who have recently missed out on similar homes and would be extremely eager to view yours. We can simply call them and get them booked in for a viewing.Do you have access to high-quality photography and videography equipment? Part of our unique approach includes a captivating video tour created by our in-house videography team, showcasing your home in its best light. We love to include shots of the lifestyle benefits, giving buyers a realistic and emotionally engaging virtual experience. The best way to understand what we mean is to take a look at our YouTube channel! These days if you are taking photos on a phone camera and not including a high quality video, it will almost definitely put you at a disadvantage when you consider the competition.Selling your house can be stressful. A good agent lifts the burden, allowing you to focus on moving. For most people, the initial savings don’t outweigh the hassle of marketing, negotiations, and legal complexities. An experienced estate agent can help you achieve a faster sale and potentially a higher price. If you’re in Cardiff and would like to learn more or have any questions, feel free to email sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/05/30/Should-I-sell-my-house-alone-or-with-an-estate-agent https://www.cpshomes.co.uk/cps-blog/2024/05/30/Should-I-sell-my-house-alone-or-with-an-estate-agent Thu, 30 May 2024 09:45:00 GMT Our dedicated Sales Progression Manager, Chelsea, is passionate about exceeding client expectations. Here's what one of her satisfied clients, Neal, had to say about his experience as a buyer (as posted on Google Reviews):"I have had the pleasure of working with Chels and I cannot speak highly enough of her exceptional service and professionalism throughout the processes of buying. From the moment I first connected with her, she exuded warmth, competence, and genuine care. Chels went above and beyond to ensure that every aspect of my HMO purchase proceeded smoothly. She possesses an impressive depth of knowledge about the HMO/general market and was always ready to provide insightful guidance and support whenever I had questions or concerns. One of the most remarkable aspects of working with Chels is her unparalleled communication skills. She always maintains regular contact with me, keeping me informed at every stage of the process. Whether it was providing updates on the status of my offer, coordinating with solicitors, or facilitating inspections, she handled everything with efficiency and grace. What truly sets Chels apart is her unwavering dedication to her clients' satisfaction. Despite her busy schedule, she always made me feel like a priority, taking the time to address any issues promptly and effectively. Her friendly and warm demeanour and positive attitude made what could have been a stressful experience remarkably enjoyable." Don't let your sale get side-tracked...While some estate agents rely on busy negotiators for sales progression, at CPS Homes we believe your sale deserves focused attention. That's why we have a full-time Sales Progression Manager, ensuring you receive exceptional care and clear communication throughout the journey, without getting passed from pillar to post or left waiting for updates.From the moment an offer is accepted until successful completion, Chelsea will be your single point of contact as a buyer or a seller, keeping you informed and supported every step of the way.If you'd like to learn more about this part of our service, check out the links below:Ready to progress: Chelsea’s tips on how to speed up your sale.What does a Sales Progression Manager do? A Q&A with ChelseaWatch our video to meet the team and learn more about what we do to get you the very best results when selling your homeFor all enquiries contact us on 02920 454555 or email sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/05/28/What-our-clients-have-to-say-about-Chelsea-our-dedicated-Sales-Progression-Manager https://www.cpshomes.co.uk/cps-blog/2024/05/28/What-our-clients-have-to-say-about-Chelsea-our-dedicated-Sales-Progression-Manager Tue, 28 May 2024 16:07:00 GMT We're the experts you can trust. Here at CPS Homes, we've poured countless hours into researching and understanding new and old property-related laws, becoming the go-to source for landlords across Wales looking for support. We speak your language. There are complex, difficult-to-follow and almost 'hidden' aspects of current laws (particularly with regards to contracts) that could leave you vulnerable if you don't have someone on your side who understands things completely. Our Research Team decipher complex legal jargon, analyse the fine print and provide clear, actionable advice. No more confusion – just practical steps for success. We're always ahead of the curve. With more properties under our management than anyone else in Wales, we're at the forefront of the rental market and keep a close eye on the evolving landscape. Our dedicated Research Team ensure the insight and information we share with you is regularly refreshed. Need extra support?If you need a hand with a specific situation, we're here to help. Get in touch with our team on 02920 668585 or email lettings@cpshomes.co.uk. You can also find out more about our managed services here. https://www.cpshomes.co.uk/cps-blog/2024/05/24/How-our-in-depth-knowledge-of-Welsh-landlord-laws-protects-our-clients https://www.cpshomes.co.uk/cps-blog/2024/05/24/How-our-in-depth-knowledge-of-Welsh-landlord-laws-protects-our-clients Fri, 24 May 2024 10:28:00 GMT Are you looking to put your home on the market in Cardiff in the coming months? Strategic presentation can significantly boost your asking price. First impressions matter - you want potential buyers leaving a viewing feeling inspired, relaxed and eager to make an offer, so setting the scene for all of the memories they can make in the warmer months is a great way to connect with them. At CPS Homes, we create the feeling of home on camera and provide professional photography, videography and valuable staging tips for all of our clients. As summer approaches, here are some key staging ideas we'll be sharing... Show outdoor spaces in their best light Transform your outdoor space into a summer haven for entertaining or relaxation. Add comfy seating and shade solutions if you have the space, and accents such as colourful cushions and lanterns. If you have an outdoor dining area, stage it with plates and a pretty centrepiece and maybe a jug of lemonade or iced tea. For the viewing appointment you could even have a speaker playing quiet, relaxing music to create an even more immersive experience. Embrace light and air Maximise natural light by opening curtains and blinds. Consider swapping heavy drapes for lighter, airier fabrics that filter sunlight beautifully. Let in fresh summer breezes by strategically opening windows for a naturally inviting atmosphere. Give your windows a thorough cleaning to allow maximum sunlight in. Summer colour palettes Use throw pillows, rugs, and artwork in bright summery tones like coral, turquoise, or lemon yellow. Other colours that work well are blues, greens, and whites. If your home is near the sea, incorporate coastal elements like seashells and woven textures reminiscent of the ocean. Seasonal plants, flowers and summer scents Consider adding pleasant scents like fresh flowers, reed diffusers or lightly scented candles to enhance the welcoming feel of your home. Fragrances like citrus or lavender work well in summer. Open patio doors and add plants to bring the outside in. Don't forget about curb appeal! Consider a fresh coat of paint. Keep your front garden or walkway tidy and free of clutter. Prune overgrown trees or shrubs for a polished look. Add colourful container plants if you don't have a front garden. You could also place a colourful welcome mat or a floral wreath on your front door to add a touch of summer cheer. Clean windows, repair damaged screens and give the driveway a jet wash. Our clients choose us because they want to stand out from the crowd. Our team will make your home shine for the marketing photos, videos and make an impact at the open house. To learn more, call 02920 454555 or email our team on sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/05/24/Summer-home-staging-to-speed-up-your-sale https://www.cpshomes.co.uk/cps-blog/2024/05/24/Summer-home-staging-to-speed-up-your-sale Fri, 24 May 2024 10:39:00 GMT Nestled within a tastefully designed new development lie four exquisite luxury apartments in Pontcanna. This desirable neighbourhood is close to the city centre, but offers a peaceful escape with its beautiful tree-lined streets, parks and charming architecture. Independent shops, cafés, restaurants and bars are all right on your doorstep.An apartment within this development would be an ideal purchase for first-time buyers seeking their dream home, those seeking a convenient downsize, or investors looking for high-yield, short-term lets. Apartment One2 bedrooms | 1 bathroom | £250,000Boasting beautifully bold interiors, Apartment One has been arranged over two floors with a private courtyard. All apartments feature a stylish shower room with a larger-than-standard walk-in shower cubicle, sleek, matt black fixtures and sliding glass doors.Watch the video and book a viewing... Apartment Two2 bedrooms | 1 bathroom | £315,000The largest apartment within the development, Apartment Two is arranged over two floors with a fantastic private garden. The impeccably designed kitchens in all four apartments feature a selection of soft close matt black base and eye-level units, paired with a statement work surface and a selection of top-of-the-line integrated appliances.Watch the video and book a viewing... Apartment Three1 bedroom | 1 bathroom | £195,000Once again featuring those wonderfully appointed interiors, Apartment Three is the only one-bedroom residence available. No matter which apartment you choose, you'll enjoy the seamless flow of the open-plan kitchen and lounge area, perfect for growing families or those who love to entertain.Watch the video and book a viewing... Apartment Four 2 bedrooms | 1 bathroom | £295,000Apartment Four has been arranged over two floors, with the open-plan kitchen and lounge enjoying an elevated second-floor outlook onto King Road. A unique feature of the home is the exposed brick fireplace, adding a touch of character and rustic charm. Watch the video and book a viewing...For all sales enquiries, call us on 02920 454555 or email sales@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/05/09/Welcome-to-Kings-Road-Pontcanna https://www.cpshomes.co.uk/cps-blog/2024/05/09/Welcome-to-Kings-Road-Pontcanna Thu, 9 May 2024 15:12:00 GMT Landlords who currently operate short-term or ‘holiday’ lets should be aware of the changes Welsh Government are due to introduce in the near future. One of them has already come into effect, which is seeing landlords of such properties pay significantly more council tax. 1. New registration and licensing scheme for visitor accommodation Short-term rentals were previously attractive to some landlords due to having less strict regulations, but this is changing. Welsh Government have announced a new registration and licensing scheme for all short-term rental properties in Wales. Encompassing everything from AirBnBs to hotels and caravans, these measures aim to ensure a level playing field between short-term and traditional rentals, whilst driving up the standard of short-term accommodation. The scheme will be rolled out in three phases: Registration: All visitor accommodation providers will need to register, providing details like ownership, location and how they operate.Safety licensing: To operate legally, owners will need to obtain a license confirming that they meet specific safety standards. There will be a fee for being licensed, which will need renewing periodically. If it’s anything like Rent Smart Wales’ licensing process (which we expect it will be), there will probably be mandatory training required too, which could come at a cost.Quality licensing: This will add quality standards to the licensing, so is likely to mean the introduction of minimum safety standards. Whenever there’s a push to improve quality and safety, it inevitably comes at a cost to the owner, as they will need to spend to meet the new standards. 2. Increased council tax for holiday homes On 1st April 2024, Cardiff Council implemented a new policy that affects second homes and furnished properties not being used as someone's main residence. Owners of such properties now pay a 100% council tax premium, so their total bill is 200% (i.e. double) of the normal council tax bill. We’ve already had a number of ‘holiday let’ landlords approach us to advise that they’ve received letters from Cardiff Council saying that their council tax bill is doubling. The increased cost is too costly for them, so they’ve decided to come away from short-term accommodation and instead go back to the traditional, long-term lettings market. 3. Possible introduction of tourist/city tax Many of us have checked out of a hotel abroad and been hit with the “there’s just the city tax left to pay” line. Welsh Government are considering introducing a visitor levy (tourist/city tax) for Wales. Whilst not yet implemented, landlords operating short-term rentals will be expected to collect this levy from their visitors, then pass it on. This means landlords are forced to take home less, or they increase their asking price – which could put some visitors off. Could a switch back to a long-term rental be right for you? We've already helped some landlord clients switch back to the traditional rental market following these changes, and we anticipate that many more will follow suit. Shifting back to traditional long-term rentals offers several benefits for landlords, including: Reduced management: Long-term lets generally require less management and administration compared to short-term lets. The fewer changeovers in occupants you have, the less time needed for managing individual stays. Steady income: Renting your property long-term unlocks a stream of steady income, boosting financial stability and security. Additionally, the risk of prolonged void periods is significantly lower. Reliable contract-holders: With a property management agency like ours, you can find reliable, screened contract-holders who will care for your property. Working with professionals will provide peace of mind throughout the process. If you want to be more hands-on with long-term renters, you can be – we’ll have a service to suit. Alternatively, if preferred, we can provide a fully managed service and do most of the work for you. Find out more here or get in touch on 02920 454555 to explore your options. https://www.cpshomes.co.uk/cps-blog/2024/04/26/Increased-governance-and-costs-for-landlords-of-holidayshort-term-lets https://www.cpshomes.co.uk/cps-blog/2024/04/26/Increased-governance-and-costs-for-landlords-of-holidayshort-term-lets Fri, 26 Apr 2024 11:19:00 GMT WalesOnline recently reported on another Cathays, Cardiff house that was badly damaged due to a fire started by a candle.We know of many landlords and agents who are users of Welsh Government's model written statement (the previous term for a "tenancy agreement"), but a word of warning about it: it doesn't include any reference to damage caused by fire, meaning landlords could have a very hard time recovering costs, even if the fire originated from the occupier's negligence.Conversely, our written statement explicitly addresses fire safety and potential damage, providing landlords with greater protection and peace of mind.We sent out a fire safety reminder occupants in our managed properties last month, which followed a similar fire in the area. We included within it the the exact terms that protect our clients. If you'd like to learn more and get some free guidance on this, feel free to get in touch.We pride ourselves on offering the most robust contract you can find in Wales. If you aren't currently a managed client of ours and you'd like to learn more how our contract can benefit you, please get in touch with our team on 02920 668585. https://www.cpshomes.co.uk/cps-blog/2024/04/26/Weve-got-landlords-covered-for-fire-damage-like-this-whereas-Welsh-Govs-model-hasnt https://www.cpshomes.co.uk/cps-blog/2024/04/26/Weve-got-landlords-covered-for-fire-damage-like-this-whereas-Welsh-Govs-model-hasnt Fri, 26 Apr 2024 11:12:00 GMT Landlords - It’s worth checking whether the Block Manager appointed by the freeholder is testing the fire alarms in your leasehold flat/apartment.An important term of any landlord’s insurance policy is highly likely to read something along the lines of: “ensure the property’s fire alarms are in repair and proper working order”.If it doesn’t, then Wales’ Fitness For Human Habitation Regulations certainly do. In fact, they go as far as to say if fire alarms aren't in repair and proper working order, then the property is unfit for human habitation. Any landlord would have a hard job attempting to collect on a property that is labelled as such, we would suggest.Whether it’s a void insurance policy or the inability to charge rent, the stakes are high. As such, it’s vital that a landlord is confident that the fire alarms in their property are regularly serviced and inspected.Three alarms in one apartment out-of-date because of incorrect advice Landlords of a large number of leasehold apartments in a Cardiff Bay block were recently incorrectly advised by their Block Manager. They were told that the fire alarm contractor the Block Manager appoints to look after the communal fire alarm system would also inspect and service the fire alarms inside each apartment.When it was discovered that three alarms in one apartment were out-of-date, the Block Manager realised their error and issued an amendment to their previous advice:“The apartments have alarms which form part of the communal system and alarms which are demised to the property. Our contractor only services the alarms that form part of the communal system. Alarms demised to the property are the responsibility of the landlord”.Who is checking the fire alarms in your property? The type of alarm system described above is not uncommon, especially in large blocks. Some alarms belong to the building’s communal system, whereas others belong to the apartment’s own system.We’re not aware of any Block Manager that takes care of the alarms belonging solely to the property. Their view is that these are the responsibility of the leaseholder. So the Block Manager isn’t checking every alarm in your apartment, who is?All alarms have an expiry date printed on them, but they usually need unscrewing to reveal it.If a property is sat with expired alarms and a fire was to break out, the repercussions are unimaginable. If the worst was to happen, a lawsuit would inevitably allow, and we can foresee insurers claiming “as per the policy, the system wasn’t in repair and proper working order, so we’re not paying out”. That’s an expensive day out for the sake of inspecting and servicing the alarms once per year.Landlords can enjoy peace of mind with CPS Homes We handle all fire alarm testing for our managed clients, ensuring their properties are safe and compliant. Our contractors conduct Fire Alarm System Inspections and Servicing Reports annually (or more frequently for systems that require it). As Cardiff's largest manager of homes in the private rented sector, our buying power with trusted, local contractors means we're able to secure the best possible prices too. Ready to learn more? To discuss CPS Homes taking over management of your property, contact our team on 02920 668585. You can also learn more about our property management services and our free agent switch service. https://www.cpshomes.co.uk/cps-blog/2024/04/12/Incorrect-Block-Manager-advice-leaves-landlords-at-risk-of-void-insurance-policies-and-legal-prosecution https://www.cpshomes.co.uk/cps-blog/2024/04/12/Incorrect-Block-Manager-advice-leaves-landlords-at-risk-of-void-insurance-policies-and-legal-prosecution Fri, 12 Apr 2024 14:23:00 GMT The introduction of The Renting Homes (Wales) Act in 2022 rewrote the rulebook on how landlords regain possession of their property.A quick possession recapSo-called “no-fault evictions” – where landlords only previously had to issue their tenants with two months’ notice of possession – have changed to a six-month notice, which can only be served outside of a fixed-term contract. This, combined with not being able to issue said notice within the first six months of occupation, has guaranteed occupants a minimum 12-month tenancy.Conversely, where there has been a breach of contract, landlords can issue their contract-holders with a one-month possession notice (or a 14-day notice if there are serious rent arrears e.g. 2+ months’ rent owed, or a same-day notice if for anti-social behaviour).Of course, if the occupant fails to vacate following the expiry of the possession notice, the landlord must apply to the court for a possession order. As long as the notice was issued to the contract holder correctly, judges must award the landlord possession in ‘no-fault eviction’ and serious rent arrears cases, but in all other cases it is at their discretion.“So, unless there’s been a breach, I have to wait at least 6 months to regain possession?”This is the message that has been widely-reported in the media, but there’s a little-known section of the legislation that allows landlords to exercise “estate management” grounds.If one of these estate management grounds applies to the situation the landlord finds themselves in, they needn’t wait at least six months to regain possession where there hasn't been a breach of contract. Instead, they can serve a one-month possession notice (even if it’s inside the fixed-term), citing one or more of these estate management grounds.What are the estate management grounds?There are nine estate management grounds (A-I) in total.The vast majority, we’d suggest, are unlikely to ever apply to most landlords, such as “landlord is a charity and the contract-holder's continued occupation of the dwelling would conflict with the objects of the charity” or “dwelling constitutes part of a group of dwellings which it is the practice of the landlord to make available for occupation by persons with special needs”.However, there are two particular grounds that could be relevant:Ground A: Building workThis ground states:“The landlord intends, within a reasonable time of obtaining possession of the dwelling, to either:- demolish or reconstruct the building or part of the building comprising the dwelling, or- to carry out work on that building or on land treated as part of the dwelling,and cannot reasonably do so without obtaining possession of the dwelling.”This would appear to allow a landlord to issue a one-month possession notice if they intend to carry out work – possibly renovation or refurbishment work – and cannot reasonably do so while the contract-holder is in occupation.Ground I: Other estate management reasonsThis ground states:“This ground arises where it is desirable for some other substantial estate management reason that the landlord should obtain possession of the dwelling. An estate management reason may, in particular, relate to—- all or part of the dwelling, or- any other premises of the landlord to which the dwelling is connected, whether by reason of proximity or the purposes for which they are used, or in any other manner.”As you’ll see from the wording, this ground is a lot more open and flexible. What is a “substantial estate management reason” is anyone’s guess at this point in the legislation’s infancy, but if a substantial reason applies, a one-month possession notice can be issued.What happens if the contract-holder doesn’t leave once the one-month possession notice based on estate management grounds has expired?As with any possession notice, if the occupant doesn’t leave following its expiry, the landlord must make an application to the court for a possession order.As long as the judge is satisfied that the ground(s) is correctly being relied upon and there is suitable alternative accommodation available to the occupant, they must award possession.What comes into the judge’s thinking when determining if there is suitable alternative accommodation available?There’s a whole section of the Act that the judge needs to consider when determining if alternative accommodation is available, which includes the needs of the contract-holder and, if applicable, their family.It doesn’t specify that the landlord must lay on the alternative accommodation.If the contract-holder has a certificate from the local housing authority for the area in which the current property is situated and it certifies that the authority will provide suitable alternative accommodation for the contract-holder by a date specified in the certificate, the judge must treat this as conclusive evidence that suitable alternative accommodation will be available for the contract-holder by that date.Must the landlord pay compensation to the outgoing contract-holder if possession is gained using one of the two grounds?If a court awards possession based on Ground I (“Other estate management reasons”), the landlord must pay to the occupant a sum equal to the reasonable expenses likely to be incurred by them in moving from the dwelling. However, no compensation is payable if a court awards possession based on Ground A (“Building work”).At CPS Homes, we've become the go-to agent for landlords looking for ironclad contracts and complete legal protection. We're experts on The Renting Homes (Wales) 2016 Act and are constantly monitoring Welsh landlord legislation to safeguard our clients and protect their investments. If you have any questions or would like to hear more about how our managed services can help, please don't hesitate to contact our team on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/04/11/Regaining-earlier-possession-is-possible-under-little-known-estate-management-grounds https://www.cpshomes.co.uk/cps-blog/2024/04/11/Regaining-earlier-possession-is-possible-under-little-known-estate-management-grounds Thu, 11 Apr 2024 13:16:00 GMT We’re constantly monitoring Welsh landlord legislation to safeguard our clients and protect their investments. We recently discovered another issue with the Welsh Government's model Written Statement (tenancy agreement), this time with regards to abandonment. We’ll explain below…When and how to deem a property abandoned has always been a grey and risky area, but The Renting Homes (Wales) Act 2016 prescribes the process landlords must use. It states:“Abandonment(1) If the landlord under a relevant occupation contract believes that the contract-holder has abandoned the dwelling, the landlord may recover possession of the dwelling in accordance with this section.(2) An occupation contract is relevant if it is a term of the contract (however expressed) that the contract-holder must occupy the dwelling as his or her only or principal home.”The part in bold is crucial. For a landlord to rely on this new abandonment process, the Written Statement must state that the contract-holder must occupy the dwelling as his or her only or principal home. Welsh Gov’s model Written Statement doesn’t include this wording, so any landlord or agent using the model without alterations will be unable to use this new, prescribed abandonment procedure. That will cause no-end of problems if an occupant has absconded owing rent, or having caused damages, during a tenancy.As previously mentioned, Welsh Gov’s model Written Statement lacks a number of crucial protections for landlords, and this is just another one to add to the list.What is the new abandonment process? In short, a specific ‘warning notice’ must be served on the contract-holder if a landlord believes they have abandoned the property. Once this notice expires, a further notice must be issued, at which point the landlord enter the property at any time – using reasonable force if necessary – to take back control of it and to make it and its contents secure. It saves going to court to get a possession order.There’s more to it than that, but that’s it in a nutshell. Our team are fully versed on the process and can answer any questions you may have on the specifics.Our advice to landlords...Landlords using CPS Homes’ services: Rest assured, our Written Statement includes the necessary clause that allows landlords to use the prescribed abandonment process. This ensures you can follow the streamlined, legally-prescribed path for reclaiming possession of an abandoned property, saving you time and court involvement. If you ever do come to believe your property has been abandoned, we will guide you through the process.Landlords using Welsh Gov’s model Written Statements: You won’t be able to use the abandonment process this time around, so fingers crossed you won’t need to. We strongly advise altering the wording next time: not just to protect yourself against abandonment, but to guard against all the pitfalls the model Written Statement exposes landlords to. Better still, give us a shoutLandlords using other letting agents: If you don’t currently use our Fully Managed, Rent Collection or Contract-Holder-Find services, may well find that your agent is using Welsh Gov’s model without any alterations. We’d strongly advise challenging them on this. Let us know if you need any advice in this regard.At CPS Homes, we've become the go-to agent for landlords looking for ironclad contracts and complete legal protection. Many property owners have come to us after their current contracts fell short, and we've been able to help. If you have any questions or require assistance with reviewing your contracts, please don't hesitate to contact our team on 02920 668585 or email lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/04/10/Agents-using-Welsh-Gov’s-model-contract-leave-landlords-exposed-to-unnecessary-risk https://www.cpshomes.co.uk/cps-blog/2024/04/10/Agents-using-Welsh-Gov’s-model-contract-leave-landlords-exposed-to-unnecessary-risk Wed, 10 Apr 2024 15:38:00 GMT Three of our stunning high-end listings (recently featured in our Million Pound Collection) are now sold subject to contract. The excellent results we've achieved for our vendors are a testament to our dedication to high-impact, high-exposure marketing. We ensure your property reaches the right buyers and is presented in the best possible light, getting you the results you deserve. Arrange a selling consultation with usLead by Sian and Nathan, our dedicated team will help you exceed your selling goals whilst handling your property with the utmost care. We offer a personalised, concierge-style service complete with an exceptional marketing strategy, home staging expertise and a video that tells a story. Respond to this email or call 02920 454555 today to get in touch. https://www.cpshomes.co.uk/cps-blog/2024/03/29/SOLD-Three-properties-from-our-Million-Pound-Collection-of-luxury-Welsh-homes https://www.cpshomes.co.uk/cps-blog/2024/03/29/SOLD-Three-properties-from-our-Million-Pound-Collection-of-luxury-Welsh-homes Fri, 29 Mar 2024 19:20:00 GMT We were recently made aware of a fire in a Cathays property caused by a candle. Nobody was hurt, but the fire caused significant damage to the landlord's property and the contract-holder's belongings, as you can see below. Elsewhere in Wales, the news reported there were 3 house fires in a week caused by tumble dryers. At least one of them was caused by the lint catching fire, which goes to demonstrate that the filters regularly need cleaning out. Your safety is our priority, so we'd like to remind you of some key fire safety points in your Occupation Contract that are there to help protect both you and the landlord. Please remember, your contract states you are required to "take proper care of the dwelling, fixtures and fittings within the dwelling and any items listed in the inventory or provided by the landlord. You are responsible for any and all damages (however it arises), negligence and/or lack of care, except where caused by fair wear and tear, acts of God or a representative of the landlord."Here's a further breakdown of some key clauses in your contract with regards to fire safety and why they're important:Prohibited items "Do not conduct activities that increase the risk of fire, which are strictly prohibited. This includes, but is not limited to, the use of candles, deep fat fryers, and smoking. You must not smoke or permit any guest or visitor to smoke tobacco or any other substance in the property, unless the landlord has provided written consent."Any form of open flame will significantly increase the risk of a fire. Even when not causing a fire, candles and cigarettes can release soot and smoke that stain walls, ceilings and curtains. This can be expensive to clean or repair and ultimately reduce the value of the property. Deep fat fryers involve large quantities of hot oil, which can easily overheat and ignite nearby combustible materials. Spills or splatters can also catch fire, especially if the fryer isn't properly maintained.Cleaning filters "You must empty and fully clean appliance filters regularly."Clogged filters in appliances like dryers and cooker hoods can restrict airflow and pose a fire hazard. Make sure your oven and hob are cleaned regularly to avoid grease and oil building up. Lint build-up can easily ignite and cause a fire, so be sure to clean the lint filter in your dryer after every use.Bicycle storage "Do not store bicycles within the dwelling or any communal passageway. Obstructions to fire exits, including by bicycles, will immediately be removed by the landlord and may left outside the dwelling at your own risk." Bicycles blocking exits can be a major fire hazard in an emergency. A quick escape is crucial and clear passageways ensure everyone can get out safely.Damaged and misused items "Ensure that any items you bring into the property are safe to use. Should an item that you bring into the dwelling cause damage, or an item provided by the landlord is used incorrectly or negligently resulting in damage, you will be liable for the full cost of making good the damage."It's important to bring in items that are in good working order and won't malfunction or cause damage. Check your electrical cables for any damage, wear and tear and the plug is secured to the cable. If a wire is frayed, damaged in any way or isn’t connected to the plug securely, do not use it. After using your hairdryer or straighteners, place them in a safe place while they’re still hot and remember to switch them off.This clause also covers landlord-provided items you misuse. Things to be aware of in this respect include making sure to turn off electrical items that you will not be using overnight and not overloading electrical sockets and adaptors. Be careful in the kitchen, keeping an eye on your food whilst cooking and keeping cloths and tea towels away from the hob. Be sure not to cover the microwave, as this could cause them to overheat and cause a fire, and never put foil in it.Alarm testing "You must test all smoke and heat alarms on a weekly basis and carbon monoxide alarms on a monthly basis. You must replace batteries in smoke, heat and carbon monoxide alarms, as well as ovens of certain types, when needed."Regularly testing alarms ensures they're functional and will alert you promptly in case of danger, giving you valuable time to escape. Never cover up smoke alarms or take out the batteries and make sure that you and your housemates are aware of fire escape routes in case of an emergency.Firefighting equipment "You must not tamper with, move or adjust any firefighting equipment within the dwelling, unless for its intended use. Should you identify any irregularities or concerns with any firefighting equipment, you must report it to the landlord immediately."We'd also encourage you to make sure that you and your housemates are aware of fire escape routes in case of an emergency. Always remember to keep fire doors free from obstruction (don't hang things on them and do not prop them open).Are you a landlord with a property in Cardiff? We pride ourselves on offering the most robust contract you can find from a local agent. If you aren't currently a managed client of ours and you'd like to learn more how our contract can benefit you, please get in touch with our compliance team with an email to lettings@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/03/21/Important-fire-safety-reminder-for-contract-holders https://www.cpshomes.co.uk/cps-blog/2024/03/21/Important-fire-safety-reminder-for-contract-holders Thu, 21 Mar 2024 12:08:00 GMT A guide for contract-holders who are moving into a property let by CPS Homes. Collecting your keys Where and when you collect your keys on your move-in day will depend on whether CPS Homes manages the property. We’ll have previously made you aware if CPS Homes is the manager, or if your landlord is going to manage things themselves. If you’re unsure, please refer to your tenancy-related paperwork. Properties managed by CPS Homes: All keys are available from our Woodville Road, Cathays branch from 12pm on the day your tenancy starts. Please be mindful that on busy move-in days, such 1st July, you may have to queue for your keys. If don’t need to collect your keys on one of these days, we’d recommend waiting until the following day in order to avoid the queuing. Properties managed by your landlord: Using the contact information you have been given, make contact with your landlord in order to confirm when and how you will receive the keys. Your inventory is vital Moving into your new home is an exciting time and you’ll have plenty going on, but once you’ve got the keys, it’s really important that you pay close attention to the inventory you'll be sent electronically. This will help avoid any disputes over damages and cleaning when you eventually move out. We appreciate that moving out won’t be at the forefront of your mind at the start of your tenancy, but it certainly will be when you’re looking to receive your deposit back at the end, so be sure to get it right from the get-go. We can’t stress the importance of the inventory document enough. Essentially, it’s the only thing we can rely on to decide on any deductions from your deposit when we do your check-out inspection, so it needs to be spot on. In our experience, the lack of a solid inventory is the biggest contributing factor to an end-of-tenancy bond dispute. We don’t want you losing your money unfairly, but we need your input in ensuring we have the evidence to avoid this. In short, your inventory is certainly worth spending some time on! What to do Shortly after you collect your keys, you’ll be sent a copy of your property’s inventory (sometimes known as a ‘schedule of condition’). It’ll be a working document and fully editable by you via our software, Inventory Base. Embedding your own photos and adding your own comments is easy-peasy. Once confirmed, the inventory will stay on file, ready for the end of your tenancy. Walk around each room and check each item against the inventory; taking photos or making notes as you go. Too many times we hear tenants say “I didn’t think that was substantial enough to photograph or note when I moved in” when discussing damage at their check-out inspection, so don’t hold back; there’s no such thing as being too picky when it comes to annotating your inventory. Please don’t raise maintenance requests on your inventory as they are not reviewed by the maintenance team. Please note that this information only applies to properties fully managed by CPS Homes. Any issues you spot when moving in If we booked a check-in inspection with you when you collected your keys, then unless you come across anything urgent when you first move in (in which case let us know ASAP), please wait until this check-in appointment to report items. Please bear in mind the following: Blu tack, scuffs and scrapes A full redecoration only tends to be required every few years, so it’s commonplace for a property to have some degree of wear and tear to its décor when the tenancy starts. Don’t worry, it’ll be documented within the inventory and you won’t be blamed for it; we’re just letting you know so you don’t expect pristine walls throughout when you arrive. To add to that, it’s hard-to-impossible to decorate around tenants and their belongings, but if you’re prepared not to be there and to pack up your stuff, we’re prepared to speak with your landlord about decoration works and hopefully sway them. Communal areas tend to be easier to work on. If we get a positive outcome for you, it’ll then be subject to finding available contractors. And remember, if a wall/room is painted for you, then it does need to be retuned in that same condition, so you’re better off not putting up posters or affixing items. It’s common for previous tenants to affixed items to walls using tape or blu tack, which can leave some marks. Whilst we don’t encourage you to create marks to clear walls, we don’t mind if you cover heavily-marked walls with your own decorative touches. Please just make sure the wall is denoted as such on the inventory you’re sent, or even better, add your own photo(s) to show it. Carpets and furniture stand the test of time more so than décor, so again, it’s likely these won’t be brand-new on arrival. Cleanliness If your landlord deemed that a clean was required after the last tenancy, we’ll always ask cleaners ensure that cleaning is carried out to a good standard before a new tenancy begins. There will be occasions when the cleaning carried out isn’t quite up to our standards and, as we can’t check everything, we’ll rely on you to let us know if re-attendance is required. Properties that have been sat empty and unventilated – even for a few days – can smell a bit stuffy on arrival, with a little dust settling. That’s not anyone’s fault and should largely sort itself with a good airing. Give it a day or two and, if there’s an issue, send us some photos and we’ll take a look. Below is the list of items the cleaners have been asked to deal with; A standard clean All carpets vacuumed / floors mopped Insides of windows and PVC washed down Skirting boards and woodwork washed Washing machine: front and detergent drawer Oven: glass, grills and tray Fridge/freezers: front, top and interior Furniture: including inside units, underneath sofa cushions and behind any units which can be moved Kitchen units: inside and cupboard fronts Bathroom suites, including bleach cleaning of grout and seals (N.B. some staining can be permanent) Cobwebs removed and lampshades dusted Note: we don’t expect cleaners to pull out washing machines, fridges or other extremely heavy items in order to clean those black holes behind. Please note that this information only applies to properties fully managed by CPS Homes. Reporting issues Our 24/7 online portal If your issue is not an emergency, please report it to us via www.cpshomes.co.uk/report and we'll have it dealt with as soon as possible. You can easily log in to the portal with your email address and postcode, then select the relevant category as below. It's a good idea to bookmark this link, so you can easily access it if needed during your tenancy. For a step-by-step guide on how to use the portal to report repairs, click here. Track the status of your repair with ease You can tell us the specific details of your issue via a short form. This is logged safely in our system, ready for a member of our team to pick up on and decide the best course of action. You can then revisit to easily track the job's progress, receiving updates along the way. This more streamlined process will save time for both you and our contractors. Please make sure to include clear photographs and note down as much concise detail as possible, so we know the extent of the problem instantly and can get working on fixing it for you ASAP Emergencies If you have a genuine emergency during office hours, please call us. If it's outside of office hours, please refer to our Emergencies page. Please note that this information only applies to properties fully managed by CPS Homes. Landlord responsibilities in flats In big blocks of flats – particularly purpose-built flats – each flat is usually owned by a different person on a leasehold basis. In short, this usually means that your landlord only owns the walls of the flat and everything within those walls, so any external or structural walls aren’t their responsibility. Similarly, gardens and car parks aren’t their responsibility either. Where your landlord is a leaseholder as described above, external and structural walls, gardens and car parks will be managed by the freeholder, who are responsible for the structure and common parts of the building, as well as the land it stands on. A freeholder will usually appoint a block management company to perform these duties. The block manager will almost certainly have notices displayed in and around the building, letting residents know who they are. Make yourself familiar with the block manager, in case you need to speak to them about anything they control. Properties that were once a whole house and have now been converted into flats tend to be entirely owned by the same landlord, making them responsible for everything in the building. Please note that this information only applies to properties fully managed by CPS Homes. CPS Homes’ duties as a managing agent Most contract-holders (tenants) are familiar with the term "landlord” and their responsibilities, but a lot of people don’t know what a "managing agent" can and can’t do, so here's a quick explainer to help your tenancy run smoothly. In brief: A managing agent's role is to make sure contract-holders and landlords stick to the terms of the signed Written Statement of Occupation Contract. The CPS Homes maintenance team will seek permission from your landlord to get repairs done and will request upgrades or improvements but your landlord will make the final decisions on everything. Your deposit (if you paid one) is held by a government-approved deposit protection scheme throughout your tenancy. CPS Homes does not decide whether to claim from your deposit at the end of your tenancy. If your landlord decides there are valid reasons to claim after reading our check-out report, it is their prerogative to make a claim but contract-holders can raise a dispute if they disagree. An eventual decision will be made by an independent adjudicator, who is appointed by the deposit protection scheme. Are CPS Homes my landlord? A lot of contract-holders think we are, but no, we never are. The owner of the property is your landlord and you’ll find their name on Written Statement of Occupation Contract. You might meet them if they want to visit their property during your tenancy, but your first call should always be to us if we manage your property. It's our job to keep our contract-holders and landlords happy as much we can without holding the purse strings for repairs and improvements. Does that mean my landlord doesn’t get involved at all? Quite the opposite! The landlord plays a vital role as they make the final decision on everything. They decide when to send a contractor out or agree to let you pay your rent a bit later. We don’t hold the power to make those decisions. So what is CPS Homes’ role as ‘managing agent’? It's our job to make sure tenants and landlords stick to the terms of the Written Statement of Occupation Contract you both entered into. We know the laws, guidance and industry standards inside out, which is why landlords employ us as a managing agent. Who authorises repairs to my property? This is your landlord. When you first report something to us, there are some initial ‘tenant obligation checks’ we’ll do with you in case it can be easily fixed, but if that doesn't work, we will seek permission from the landlord to get the work done, as they will be the one paying the bill. Some landlords give us the authority to automatically go ahead with everything that gets reported to us without even needing to contact them, whereas others give us a maximum spend per job or want to be contacted for everything. The difference between a ‘repair’ and an ‘improvement’ When you report something to us, we’ll categorise it as a repair or an improvement. A repair is something your landlord is required to do, such as fixing an appliance that came with the property or remedying a potential health & safety issue, whereas an improvement is discretionary, i.e. even if it makes total sense to do it, your landlord doesn’t have to agree to it as long as it’s not a health, safety or hygiene problem. Repairs If the issue is a result of wear and tear, your landlord must remedy it. The time between your initial report and completion of the job can vary due to a variety of factors; the main one being the seriousness of the problem. Don't expect a wonky drawer to be dealt with as quickly as a faulty boiler! Sometimes things can delay the repair process, but we’ll always keep you informed about how things are moving along. Improvements We want the homes we manage to be looking and functioning at their best for our tenants, so we’ll pass over every reasonable request we receive to your landlord. We’ll even do our bit to persuade him/her that making the improvement makes sense. We can’t guarantee we’ll always get the outcome you/we want, but landlords do trust us as experienced agents, so most of the time we get our way. Does a managing agent decide whether to deduct from my deposit at the end of my tenancy? It’s a long way off at the point of moving in, but we get numerous questions about the deposit return process, so we always aim to be as clear and transparent about it as possible. The short answer is no, our staff members will assist in documenting and assessing the condition of the property when you leave, but we do not have the authority to determine the final deductions. When you pay us your deposit, it is registered in a government-approved deposit protection scheme. These schemes are in place to keep your money safe and ensure fair, impartial handling of any deposit disputes between the landlord and contract-holder. Your managing agent can’t access the money at any point throughout your tenancy, or afterwards. If there are valid reasons for making a claim from the deposit at the end of your tenancy, such as unpaid rent, damage beyond normal wear and tear or cleaning expenses, it's your landlord's prerogative to claim. Contract-holders are able to raise a free dispute if they disagree with any claim and the deposit scheme will then work to reach a fair conclusion. Please note that this information only applies to properties fully managed by CPS Homes. Your responsibilities Though your landlord has a lot of responsibilities during your tenancy, such as ensuring there is adequate heating & hot water and drains & sanitary facilities are kept in working order, contract-holders also have an obligation to look after and carry out the little jobs around the property. It's called acting in a 'Contract-holder-Like Manner' and it forms part of your contract. It basically means treating the house as if it's your home. Read more on this topic. To help you fulfil your responsibilities as a contract-holder, we’ve produced a few How To Guides – please take a look and bookmark the page. Please note that this information only applies to properties fully managed by CPS Homes. Setting up your utility bill accounts What are utility bills? Your utilities are the supplies of gas, electricity and water to the property. If the cost of your utilities are not included in your rent, you will need to arrange payment of each one accordingly. Who supplies my gas, electricity and water? As utility suppliers can be changed from one tenancy to the next, we don’t keep a record of who supplies to each property, but you can find out your current suppliers in a few different ways. When you move in, you might already have a letter from your suppliers addressed to the “The New Occupier”. Alternatively, use the telephone numbers below; Find out your electricity supplier – 01752 502299 or Western Power Find out your gas supplier – 0870 608 1524 or FindMySupplier.energy Please note that the above two telephone numbers are automated, so you will need to know the postcode and first line of your address before calling. Your water supply will be with Welsh Water, who can be contacted on 0800 052 0145 or via their website. Am I allowed to change my utility suppliers? Yes, you are. You can use a website like Money Saving Expert to compare prices across suppliers. How do I set-up my utility accounts? The vast majority of properties have gas and electricity meters installed – the readings on which your supplier’s bill will be based on – so you’ll first need to locate these. Once found, take a record of each reading and remember the date on which you’ve taken them. Please take your meter readings as soon as you first enter the property. It’s also worth noting the meter serial numbers at this time. Next, make contact with each supplier and provide them with the readings you have taken. It’s advisable to do this via telephone, but you can also do it online. The suppliers will need to know what date to open your account from, so please ensure you provide them with your tenancy start date, rather than the day you moved in. Water bills are typically based on a set charge determined by Welsh Water, so you’re unlikely to have a meter for this. Please make contact with Welsh Water and set-up your account from your tenancy start date. Where I’ve been paying half-rent and living elsewhere, do I need to pay for the utilities? Yes you do, but as the property will have been empty for this period, any usage will be zero to minimal, so that part of your bill will be extremely low. Pretty much every utility company will apply ‘standing charges’ on top, regardless of whether the property was occupied or not, and there’s no avoiding these unfortunately. When should I set-up my utility accounts? Immediately. As soon as you move in, you should take your meter readings and make contact with your suppliers. Please don’t delay this. When and how do I pay my utility bills? How often you’re required to pay your bills will need to be agreed direct with your supplier, but they will all accept payment by way of Direct Debit, bank transfer or debit/credit card. Some contract-holders choose to set up a ‘household bank account’ which everybody pays into, whereas others will have one person pay the total bill and then collect payment from the other members of the group. Please note that this information only applies to properties fully managed by CPS Homes. Disposing of your waste To help you keep your house waste and pest free and ensure you're fulfilling your duties as contract-holders, we’ve produced a full guide on waste collection for Cardiff. Read it here: https://www.cpshomes.co.uk/how-to-guides/2021/12/28/a-guide-to-kerbside-waste-collection Paying your rent When you signed your Written Statement of Occupation Contract, you were given details on how, when and where to pay your rent. Please refer back to this if you didn’t make a note of it at the time. It’s vitally important that you use the payment reference we provided you with, so we/your landlord know who the payment has come from. Contract-holders living in properties managed by CPS Homes pay their rent to us, which we then pass onto your landlord. We require payments by standing order, which means you need to instruct your bank to pay us each month. You can do this via mobile, online or telephone banking. If you live in a property managed by your landlord, you will pay your rent direct to them. It’s vitally important this is set up ahead of your tenancy to avoid incurring any late rent charges. If you’re unsure of anything, get in touch with our Accounts Team via 02920 454555 or roath@cpshomes.co.uk. Please note that this information only applies to properties fully managed by CPS Homes. https://www.cpshomes.co.uk/cps-blog/2024/03/20/A-guide-to-moving-into-your-rental-property https://www.cpshomes.co.uk/cps-blog/2024/03/20/A-guide-to-moving-into-your-rental-property Wed, 20 Mar 2024 12:45:00 GMT Take a look inside the high-end properties we've recently brought to market... Keepers Gardens, PenarthOffers in excess of £1,250,000.An exclusive designer-appointed residence with panoramic views spanning the whole of Cardiff and beyond. This is a home designed for lovers of entertaining friends and family in idyllic surroundings. Stand-out features include a deck on stilts at the end of the garden, sun-drenched balconies and a hidden lower floor with a party room and bar. Watch the video tourand read the WalesOnline feature. The Acorns, LlandaffOffers in excess of £1,250,000. Prominently positioned in one of the most prestigious pockets of Llandaff, The Acorns is one of only three architecturally designed homes completed in 2017. Set on a highly desired no-through road, this sleek, modern property is both sizable and impressive throughout, with expansive, open-plan living areas inviting relaxation and connection. Watch the video tour. The Retreat, Dinas PowysOffers in excess of £1,499,950. This incredible 'beach house' inspired residence is set within the serene Dinas Powys countryside. Architecturally designed with influence from the developer's personal travels of Australia, this home is set on an enviable 0.6 acre plot that further boasts approx. 4000 sq ft of exquisite living accommodation. Watch the video tour and read the WalesOnline feature. Beach Road, SullyOffers in excess of £1,100,000. Blending luxury living with rural charm, this sprawling lifestyle property is set within one of the Vale of Glamorgan's most sought-after coastal locations. Offering breath-taking water views and just over 2.5 acres of pasture land, its a truly unique small holding unlike any other. Watch the video tour. Orchard Lodge, LlandaffOffers in excess of £1,250,000. This grand, 5,500 sq ft executive home in Llandaff offers opulent living space for anyone seeking a show-stopping statement property. Beyond the stunning main residence lies the hidden gem: a relaxing basement leisure zone featuring an indoor heated pool, hot tub and seating area. Watch the video tour and read the WalesOnline feature.Arrange a selling consultation with usLead by Sian and Nathan, our dedicated team will help you exceed your selling goals whilst handling your property with the utmost care. We offer a personalised, concierge-style service complete with an exceptional marketing strategy, home staging expertise and a video that tells a story. Book your free valuation online or call 02920 454555 today to get in touch. https://www.cpshomes.co.uk/cps-blog/2024/03/20/The-luxury-Welsh-homes-for-sale-with-CPS-Homes https://www.cpshomes.co.uk/cps-blog/2024/03/20/The-luxury-Welsh-homes-for-sale-with-CPS-Homes Wed, 20 Mar 2024 09:42:00 GMT Blocked drains are a problem we get lots of calls about, but the good news is you can often fix this issue yourself without calling for help. If your issue is a blocked toilet, please refer to this guide. https://www.cpshomes.co.uk/cps-blog/2024/03/11/Dealing-with-blocked-or-slow-draining-drains https://www.cpshomes.co.uk/cps-blog/2024/03/11/Dealing-with-blocked-or-slow-draining-drains Mon, 11 Mar 2024 15:50:00 GMT A blocked or slow-flushing toilet is a problem we get lots of calls about, but the good news is you can often fix this yourself without calling for help.If your issue is a blocked sink, shower or external drain, please refer to this guide. https://www.cpshomes.co.uk/cps-blog/2024/03/11/Dealing-with-blocked-slow-flushing-or-noisy-toilets https://www.cpshomes.co.uk/cps-blog/2024/03/11/Dealing-with-blocked-slow-flushing-or-noisy-toilets Mon, 11 Mar 2024 15:15:00 GMT Ready to start your selling journey? We'll put your property in the spotlight and harness the power of expert social media advertising... Did you know we do a lot more than just add your property to our Facebook page like most estate agents? We will tailor a campaign that will strategically boost the visibility of your home across all social media channels to target serious buyers. This creates more competition when it comes to your open house event and driving your price up. We spend a little extra on boosting the campaign, so we reach even more viewers. We create the feeling of home on camera... Selling the lifestyle your property offers to budding buyers is just as important as the décor, layout and location. We captivate buyers’ imagination by highlighting the experiences they could enjoy and memories they could make within the space. This is a combined effort from our sales team and the free home staging guidance we offer, and our production team, lead by professional videographer, Scott, producing market-leading material to promote your property. Take a look at the video we produced for this property on Keepers Gardens, Penarth.This £1m+ home was recently featured in WalesOnline! We shot photos during the day and at dusk to give a full picture of the beauty of the home and surrounding area. No matter the size or style of your property, we'll make sure your photos and video are unique and meticulously put together to tell the story of your home. Another example is this recent home we sold on Acorn Grove, Pontprennau. We find buyers love seeing your pets pop up too!Thinking of selling in 2024? Allow Nathan and Sian to discuss a bespoke marketing plan that works. We'll get you in front of the right buyers and make sure you get the very best price for your home. Book a free valuation with us today, or call 02920 454555 for a chat about how we can help. https://www.cpshomes.co.uk/cps-blog/2024/03/07/How-we-use-social-media-to-showcase-your-home https://www.cpshomes.co.uk/cps-blog/2024/03/07/How-we-use-social-media-to-showcase-your-home Thu, 7 Mar 2024 10:37:00 GMT Ready to make a move? Stand out from the crowd with unique home staging advice, an effective pricing strategy and show-stopping marketing. 1. Selling made simple Selling your home can be stressful, but it doesn't have to be. After your free valuation and instructing us to sell your home, Nathan or Sian will meet at your property to take care of the details. They'll guide you through an effective pricing strategy, backed by our insider knowledge of the current market. We'll also offer home staging tips to make your space even more irresistible to buyers. 2. Showcasing your home's star quality At no extra cost, we include a professional video and photographs with a difference. Whether it's your furry friend curled up by the fireplace or a steaming cup of coffee on the patio, our Media Manager, Scott, will weave these elements into a captivating video that tells your home's story, showing off its best features and lifestyle potential. We can even incorporate drone footage to give buyers a bird's-eye view of your property's setting and surrounding area. 3. Amplifying the reach of your property listingYour home will feature on our website and across Rightmove and Zoopla, with "premium" and "featured" options at no extra cost. It will also be sent out to all of our suitable, pre-qualified and registered buyers. We leverage the power of social media to share your property further too, doing so much more than just adding the listing's link to a Facebook page. Gemma, our social media expert, will tailor a campaign that will strategically boost the visibility of your home across all social media channels to target serious buyers. 4. Open house viewings = more interest, more offers and a higher sale price You only need to prepare for one set of pre-arranged viewings, with the open house creating competition amongst your buyers to ultimately achieve the highest price for you. You’ll hear from us with regular updates and feedback on your viewing appointments and we'll help you navigate through offers to find the perfect match. 5. Smooth sailing after sale agreedOnce you've accepted the perfect offer, Chelsea, Sales Progression Manager, will step in with a personal concierge-style service, keeping you informed and stress-free every step of the way. We'll meticulously verify buyer finances and swiftly move things forward right up until the moment you hand over the keys!If you’re thinking about selling a property this year, our award-winning team are here to help. Get in touch on 02920 454555 or arrange your free valuation online. https://www.cpshomes.co.uk/cps-blog/2024/02/26/5-steps-to-sold-with-CPS-Homes https://www.cpshomes.co.uk/cps-blog/2024/02/26/5-steps-to-sold-with-CPS-Homes Mon, 26 Feb 2024 09:29:00 GMT We recently sent out this guidance to all contract-holders living in our rented properties. Feel free to share it with your own occupants. Excess ice built up in your freezer? Act now or you may end up paying the costHave you opened your freezer recently and struggled to pull the drawers out? If so, the likely cause is a build-up of excess ice preventing the drawers from opening ‘cleanly’. This can lead to cracked drawers as they’re forced open and/or bashed off the ice in the process opening, which your landlord will ultimately ask that you cover the cost of replacing. Don’t forget that even if you didn’t pay a deposit when you first moved in, your landlord may still choose to pursue you for the cost of making good any issues noted that don’t fall under ‘fair wear and tear’ when you leave. The aim of our advice is to help you prevent such issues, but if it’s already occurred, it’s worth bearing in mind that it’s going to be considerably cheaper for you to replace the drawer(s) yourself, compared to cost of us sending a contractor in. How much is it going to cost me?Hopefully nothing if you follow our advice in this e-mail, but if you realise you need to purchase and replace the drawer yourself, it won’t cost much at all – especially if the cost is being split between several contract-holders. You can order a new part from the supplier’s website or somewhere like UK Whitegoods Discount Domestic Appliance Spare Parts. Comparatively, if you leave the broken drawer there and the landlord needs to arrange a replacement, the cost will stack up. They’ll probably use a contractor to ascertain the make/model of the appliance, source the new drawer, take delivery of it, insert the new one and dispose of the old one. Bearing in mind a contractor’s typical call-out fee is £80 (nobody works for free!), plus the cost of the drawer itself, you can see why it’s cheaper to resolve it yourself. Don’t forget that, in this regard, your Written Statement of Occupation Contract says: “You must defrost freezers regularly and … follow ‘best care’ instructions for all appliances”. and “You must take proper care of the dwelling, fixtures and fittings within the dwelling and any items listed in the inventory or provided by the landlord … you must carry out repairs to such fixtures and fittings or other items listed in the inventory, or replace them. Failure to do so may result in the landlord carrying out said repairs; the cost of which you will be required to pay immediately.” Why is there a build-up of ice in the freezer?Ice forms on freezer drawers when the door is not properly closed or the door has been left open for too long. This allows cool air in the freezer to combine with the warm air from outside. The moisture is then frozen, and this accumulates ice. Ice can also build-up if you put hot food in the freezer. If you’re freezing leftovers, let them cool first and keep them in sealed container. Another cause of ice build-up is overfilling the freezer. If you’ve packed items tightly in your freezer, there will be very little air circulation, which again causes ice. What should I do if the ice has already built up?It’s simple – just defrost your freezer! It’s good to regularly defrost your freezer every few months to keep it running smoothly. Please follow the below guide or click here to watch a video (if the link doesn’t watch, please search “how to defrost freezer” on YouTube): 1. Turn off your freezer and remove your food.2. Take out shelves and drawers then prop the door open and lay towels on the floor to collect the water as the ice melts.3. You can use hot water on a cloth to speed up the process but don’t use anything sharp to scrape ice from the freezer as you’ll run the risk of damaging the appliance.4. Once all the ice has melted, make sure you mop up any excess water inside before turning the unit back on. You can also refer to the appliance’s manual to troubleshoot any issues and follow the best care guide – all you need to know is the make and model of your freezer! https://www.cpshomes.co.uk/cps-blog/2024/02/16/[Contract-Holder-Advice]-Excess-ice-built-up-in-your-freezer-Act-now-or-you-may-end-up-paying-the-cost https://www.cpshomes.co.uk/cps-blog/2024/02/16/[Contract-Holder-Advice]-Excess-ice-built-up-in-your-freezer-Act-now-or-you-may-end-up-paying-the-cost Fri, 16 Feb 2024 16:02:00 GMT We recently sent out this guidance to all contract-holders living in our rented properties. Landlords, feel free to share it with your own occupants. Are your curtains lopsided or not hanging properly? If so, it’s almost certainly going to be because the pole or rail they sit on has come away from the wall. This can happen through wear and tear (screws can and will come loose during the course of a tenancy), or it could be a result of excessive force, especially if curtains are being yanked open or closed. Whichever one it is, it is your responsibility to rectify the issue before you leave, which is why we’re reminding you now. Wear and tearWe always advise occupants to have – at the very least – a screwdriver to hand during the tenancy, as your Written Statement of Occupation Contract says “you are expected to carry out the duties in and around the dwelling that are reasonably expected of you”, including “to keep fixtures, fittings and furniture in a fully-functioning condition, you must tighten any screws”. Curtain poles and rails fall under this. Excessive forceIt may sound simple but, just like the rest of your furniture, curtains need to be handled with care. Often, curtains are roughly pulled or yanked open and closed. This can not only lead to tears in the curtains but it can also put extra strain on the curtain pole and fixtures, which can lead to damage.If your curtains are stuck, gently pull them or use a ladder to help free them – yanking them can only make the issue worse. It’s best to push them open/closed from the top of the curtain, rather than pull them from the bottom. In this regard, your Written Statement of Occupation Contract says: “You must take proper care of the dwelling, fixtures and fittings within the dwelling and any items listed in the inventory or provided by the landlord … you must carry out repairs tosuch fixtures and fittings or other items listed in the inventory, or replace them. Failure to do so may result in the landlord carrying out said repairs; the cost of which you will be required to pay immediately.” What should I do and how much will it cost me if I leave it?As mentioned, grab a screwdriver (and a ladder, if need be) and ensure the screws that secure the rail/pole to the wall aren’t loose. The aim of our advice is to help you deal with such issues yourself. If it’s left for the landlord to sort out, bear in mind that it’s going to be considerably more expensive for you, as they will send a contractor in to deal with it. A contractor’s typical call-out fee is £80 (nobody works for free!). If it the pole needs replacing, or worse still the curtains, it’s going to cost even more. Don’t forget that even if you didn’t pay a deposit when you first moved in, your landlord may still choose to pursue you for the cost of making good any issues you were responsible for. https://www.cpshomes.co.uk/cps-blog/2024/02/16/[Contract-Holder-Advice]-Take-a-glance-at-your-curtains-–-how-do-they-look https://www.cpshomes.co.uk/cps-blog/2024/02/16/[Contract-Holder-Advice]-Take-a-glance-at-your-curtains-–-how-do-they-look Fri, 16 Feb 2024 15:59:00 GMT Hear from Cardiff-based landlord, Dev Patel, a long-standing CPS Homes client who left this recent TrustPilot review:"I wanted to share my positive experience with Rhys and the team as the service has been outstanding. After having my property managed by a different agent for just over a year, I decided it was time to explore other options. Having received numerous emails from Rhys over the years, I decided to reach out to him. To my delight, he not only matched my previous agent's management deal, but also secured me over 15% in additional rent.Rhys's colleagues in the administration, maintenance and marketing teams have been fantastic too. I'm very pleased I chose to entrust CPS Homes with the management of my property.If you've got a niggling feeling that you could be getting more bang for your buck with your agent, you've nothing to lose and everything to gain by reaching out to Rhys - sometimes the grass really is greener!"Want to know how we achieved the rent increase and whether we could do the same for you? Reach out to Rhys on 02920 668585 or email rhys.owen@cpshomes.co.uk for free advice on maximising your rental income. https://www.cpshomes.co.uk/cps-blog/2024/02/16/Landlord-testimonial-Rhys-at-CPS-Homes-secured-me-15-more-rent-than-my-previous-agent https://www.cpshomes.co.uk/cps-blog/2024/02/16/Landlord-testimonial-Rhys-at-CPS-Homes-secured-me-15-more-rent-than-my-previous-agent Fri, 16 Feb 2024 10:14:00 GMT Recently, news about pest control and waste collection strikes in Cardiff prompted us to send some important guidance to the occupants in the properties we manage. We encourage you to share these communications with your own contract-holders, too.1. Pest sightings on the rise: Contract-holder responsibilities & prevention tipsFollowing media reports about an increase in pest sightings, especially rats, we sent a comprehensive email reminding contract-holders of their responsibilities when it comes to pest control, along with valuable prevention tips to minimise the risk of infestations. Read our guidance here.2. Waste collection strikes extended: What it means for contract-holdersWith waste collection strikes still ongoing in Cardiff, a few weeks ago we provided our contract-holders with clear instructions on on revised collection schedules and guidance on navigating this temporary inconvenience. Read our update here.Need a hand with contract-holder communication and property management?Instead of reacting to problems, our dedicated maintenance team work to proactively empower and inform contract-holders. Offering regular updates, preventative advice and solutions to common issues, we help them keep their rental property in top shape. This means fewer headaches for you as a landlord, smoother tenancy experiences all round and, ultimately, a protected investment that maintains its value.If you'd like to learn more about how our management services can benefit you, feel free to get in touch with us on 02920 668585 or click here to learn more. https://www.cpshomes.co.uk/cps-blog/2024/02/14/Supporting-occupiers-with-guidance-on-pest-control--waste-collection-strikes https://www.cpshomes.co.uk/cps-blog/2024/02/14/Supporting-occupiers-with-guidance-on-pest-control--waste-collection-strikes Wed, 14 Feb 2024 12:12:00 GMT A note from our Director of Operations, Nikki Lewis...We're always looking at ways we can improve our Written Statement of Occupation Contract, ensuring it offers the very best protection for landlords, whilst also remaining legally-compliant for contract-holders. You may recall we published a list of 10 reasons why we’re not using Welsh Government's model Written Statement. We've just implemented two further tweaks: 1. Clarification on contract-holder liability for external damage.We carried out a recent inspection where the external bin storage had, according to the occupants, been damaged by neighbours throwing pumpkins onto it. When looking at the current wording of the Written Statement, we found it wasn't as explicit as it could be in determining liability for scenarios like this one, where the damage is caused by non-occupants. We've added a clause holding contract-holders responsible for damage caused by their guests or neighbours, safeguarding our landlord clients from unexpected costs. Landlords can still choose to absorb the repair/replacement cost if they really want to, of course, but the change at least puts them in the strongest possible position.2. Improved communication on contract-holder repairs.Whilst looking at the above, we spotted that the existing wording outlined contract-holders' responsibility to fix anything that isn’t the landlord’s responsibility, but it didn't place an obligation on them to also inform the landlord of such issues. We've now addressed this and feel it will help improve communication and transparency, fostering a better landlord/contract-holder relationship. As always, we're dedicated to the little things that make a big difference. The improvements we've made will further strengthen the Written Statement of Occupation Contract we provide, offering landlords greater peace of mind. If you're a managed client of ours and would like to see the new clauses we've added, please drop us an email and we'll send across the specific amendments we've made.We pride ourselves on offering the most robust contract you can find from a local agent. If you aren't currently a managed client of ours and you'd like to learn more how our contract can benefit you, please get in touch with me via nikki.lewis@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/02/14/Weve-improved-our-Written-Statement-of-Occupation-Contract https://www.cpshomes.co.uk/cps-blog/2024/02/14/Weve-improved-our-Written-Statement-of-Occupation-Contract Wed, 14 Feb 2024 14:15:00 GMT With demand for properties to rent higher than ever, it’s of the utmost importance to use a more stringent, careful selection process in order to secure the most reliable and worthy occupants. In years gone by, landlords and agents would often employ a ‘first-come, first-served’ approach, but with demand as high it is at the moment, asking probing questions of each would-be contract-holder (tenant) shouldn’t be overlooked. With living costs rising and wages failing to keep up, you need to be confident that that your chosen occupants have sufficient income to spare. If they can only just about afford the rent after standard living expenses now, the prospect of a 12 month tenancy – by which time the cost of living is going to have risen again – could raise genuine concerns about ongoing affordability. Our landlord clients trust that the contract-holders we source for them have undergone rigorous checks to ensure they’re suitable occupants. Our digital application and signing processes also help to ensure a fast turnaround on getting renters into their properties securely, with no corners cut. As well as collecting photo ID and proof of current address, we carry out the below measures: Our checks for students Guarantors: Student contract-holders are typically very stable and prompt payers. The vast majority are in receipt of a student loan that is paid to them termly. We also ask that every student provides a financial guarantor who is 25+, a UK homeowner and lives in the UK. In the rare event of arrears, their guarantor will be pursued for the payment if we cannot obtain it from the student. We verify ID and request proof of home ownership for all guarantors (confirming they’ve got an asset should the worst happen where a case goes to court and a judgement is made against them). Proof of student status: We verify student status to guarantee eligibility for student-only properties and council tax exemption. Our checks for those who are not students Credit checks: We ensure occupants have a passable credit score and no history of County Court Judgements (CCJs). Assessing affordability:  All applicants must provide supporting evidence of consistent income, which may include salary, self-employed earnings, pension income or benefits, to demonstrate their ability to meet the affordability requirements. Where an applicant is employed or self-employed, we will also obtain an appropriate employer or accountant reference to verify their income and relevant employment details. Landlord history: If occupants rent or have previously rented, we’ll contact their current or previous landlord to get an indication of their quality as a contract-holder. We’ll confirm they have a history of paying their rent on time and keeping the property in good order. For first-time renters, we may request a financial guarantor for additional peace of mind. Strength in numbers All our tenancies are joint tenancies, meaning each person (and their guarantor, if applicable) is jointly liable for the full amount of rent each month. So if one tenant does not pay their share of the rent, a landlord is well within his/her right to seek payment from the remaining tenants and guarantors. When you’ve got a large property, that’s a lot of liability, so many landlords prefer the increased security offered by a joint tenancy. If you manage your own properties or work with another agent, take the time to ascertain whether the checks being carried out are sufficient. Working with CPS Homes means letting with clarity and confidence: your property will be always be well looked after, void periods will be at an absolute minimum and we can even guarantee your rent if you’d like an extra layer of protection. If you have any questions, get in touch with me directly on 02920 668585 or email rhys.owen@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/01/31/Securing-the-right-contract-holders-tenants https://www.cpshomes.co.uk/cps-blog/2024/01/31/Securing-the-right-contract-holders-tenants Tue, 9 Jan 2024 11:00:00 GMT Landlords may recall that, back in August 2023, CPS Homes lobbied Welsh Government to make much-needed changes to their legislation so that there was absolute clarity on when a landlord may give contract-holders a Written Statement of the occupation contract.We’re delighted to confirm that Welsh Gov have now made the required amendments to The Renting Homes (Explanatory Information for Written Statements of Occupation Contracts) (Wales) Regulations 2022, making it abundantly clear that the Written Statement can be given at any time prior to the occupation date.It means that contract-holders wanting to get out of their contract early can no longer claim that they were given the Written Statement too soon, which in their eyes had invalidated the contract. We had always stood firm and said it can be issued at any time before occupation, as per The Renting Homes (Wales) Act 2016, so it’s pleasing to have the supplementary Regulations updated to be aligned with the Act, making it crystal clear.What the Regulations looked like beforeA written statement of an occupation contract must contain explanatory information about the following matters—(f)that the written statement of the occupation contract must be given to the contract-holder within—(i)14 days of the occupation date;What it looks like nowA written statement of an occupation contract must contain explanatory information about the following matters—(f)that the written statement of the occupation contract —(i) may be given to the contract-holder before the occupation date and, if it is not, must be given to the contract-holder within 14 days of the occupation date;Welsh Government have updated their model Written Statements to reflect the change, so landlords who rely on these models should use the updated version. Equally, if you use an agent to draft your contract, it’s worth checking with them that they’re using the correct version, as the change has not been well-publicised. As always, we have our clients fully covered in this regard. That said, we have long-since advised landlords against using Welsh Gov’s model Written Statements. Read the 10 reasons why. https://www.cpshomes.co.uk/cps-blog/2024/01/26/SUCCESS-Welsh-Gov-amend-legislation-following-CPS-Homes-campaign https://www.cpshomes.co.uk/cps-blog/2024/01/26/SUCCESS-Welsh-Gov-amend-legislation-following-CPS-Homes-campaign Fri, 26 Jan 2024 13:09:00 GMT Have the pressures from changing legislation, tax changes and notice periods have been weighing on your mind? Our team can help you navigate through these concerns and make an informed decision on whether cashing in is the best route for you. 2023 brought with it another very successful year of HMO sales for us, with prices still holding strong. Finding you a buyer won't be a problem - we currently have a keen interest from registered investor clients looking to expand their property portfolios in the Cathays/Roath area. Selling a HMO is more complicated than selling a single let or residential property, so it's essential to enlist the expertise of a specialised HMO agent like ourselves. For 20+ years we've built a solid reputation for getting HMO sellers the best results possible and in the shortest amount of time. An impressive 90% of the investment properties we sell are sold to investor clients already on our mailing list and we regularly sell properties without listing them on Rightmove (for those who prefer a lower profile route).Whether you're ready to start the selling process or are just seeking some expert advice for now, we welcome to you to get in touch. Drop Sian a line on 02920 454555 or email sian.hiatt@cpshomes.co.uk. https://www.cpshomes.co.uk/cps-blog/2024/01/24/On-the-fence-about-selling-your-HMO https://www.cpshomes.co.uk/cps-blog/2024/01/24/On-the-fence-about-selling-your-HMO Tue, 9 Jan 2024 10:56:00 GMT We're thrilled to share some fantastic news with you – we clinched a gold award at the highly-esteemed Best Estate Agent Guide Awards 2024! Every year, EA Masters rigorously evaluates the performance of the UK's 13,080 estate agencies and the very best agents are listed in The Best Estate Agent Guide – a website for sellers and landlords to help them choose who to sell or let their property. Specifically, they adjudged our sales team to have excelled in areas such as property marketing, market share, conversion of sales to completions, time to sell, prices achieved and exceptional customer service. "Choosing the right estate agent is crucial for home sellers, especially in today's challenging market. The Best Estate Agents Guide gives sellers confidence that they're working with one of the finest in the industry. We're not only thrilled to be featured but also honoured to be amongst the top-rated agents receiving an award. Above all, these accolades are a testament to the remarkable hard work of our dedicated team." - Nathan Walker, Sales Director. If you’re thinking about selling a property this year, our award-winning team are here to help. Get in touch on 02920 454555 or arrange your free valuation online. https://www.cpshomes.co.uk/cps-blog/2024/01/18/Our-teams-hard-work-recognised-at-Best-Estate-Agent-Guide-awards https://www.cpshomes.co.uk/cps-blog/2024/01/18/Our-teams-hard-work-recognised-at-Best-Estate-Agent-Guide-awards Thu, 18 Jan 2024 13:51:00 GMT Buying a home in 2024 might be more affordable than you thought, even if you already have an offer accepted on a property and have received your mortgage offer!Sean just saved £257 a month on his mortgage by re-applying and taking advantage of reduced rates…We recently helped Sean, a prospective homebuyer who initially secured a mortgage offer at 5.65% in October 2023 when they had their offer accepted on a property we were marketing.Since securing his mortgage offer in October, we encouraged Sean to review things and take advantage of falling mortgage rates. Sean spoke to Kelly our specialist mortgage advisor, completely free of charge. Kelly was able to review his application and status quickly and source him a new mortgage product at 4.65% saving him £257 a month on his mortgage repayments!Kelly’s ability to access to a broader range of mortgage options has made such a difference. Sean said he would never have thought of doing so because ‘I already had my mortgage offer so I thought it was done and dusted’…Whether you're a first-time buyer, upsizing, downsizing, looking to refinance or invest in a buy-to-let, Kelly can offer you completely free independent advice. She’ll help you compare mortgage products and costs from a wide pool of lenders in order to find the deal that best suits your specific situation. Click here to request a chat with Kelly today! https://www.cpshomes.co.uk/cps-blog/2024/01/17/Mortgage-rates-have-fallen-–-are-you-getting-the-best-rate-for-your-purchase-or-re-mortgage-- https://www.cpshomes.co.uk/cps-blog/2024/01/17/Mortgage-rates-have-fallen-–-are-you-getting-the-best-rate-for-your-purchase-or-re-mortgage-- Fri, 5 Jan 2024 08:52:00 GMT After two years on the market with three other agents, we agreed a sale on behalf of the owners just two weeks after they switched to CPS Homes. With contracts now exchanged just in time for Christmas, we’re so proud of this success story. Some may say it was a lucky fluke, but we attracted more viewings in the first ten days of our marketing than the previous three agents combined had scheduled. The owners are delighted that our re-launch and bespoke service resulted in an acceptable offer in such a short space of time. We thank them for allowing us to be a part of such a special moving journey. Take a look at the video we produced that helped achieve these fantastic results. The power of a fresh approach... If you're facing difficulties or setbacks with selling your home, we'd be delighted to lend a hand in the new year. Our unique approach - backed by experience and the skills of our professional marketing team - can make all the difference in getting you the results you deserve. Your ideal buyer is out there - it's just a matter of connecting with them effectively and showcasing your home in a way that resonates with them. With captivating videos, expert home staging guidance and a realistic, competitive pricing strategy, we will always go the extra mile to drive enquiries and get you the best possible price in the quickest possible timeframe. And don't forget, we will be able to match you with motivated, highly proceedable buyers that we've registered on our database too. Get in touch To explore how we can bring similar success to your home selling journey, call Nathan and Sian on 02920 454555 or start by booking your free valuation. Dont miss our new video introducing the team and our unique approach to selling homes, to get a closer look firsthand at how we can help! https://www.cpshomes.co.uk/cps-blog/2024/01/08/Sold-within-2-weeks-by-CPS-Homes-after-2-years-on-the-market-with-other-agents https://www.cpshomes.co.uk/cps-blog/2024/01/08/Sold-within-2-weeks-by-CPS-Homes-after-2-years-on-the-market-with-other-agents Mon, 8 Jan 2024 14:01:00 GMT