Braemore Property Management

We will be closed from 2pm on Monday 24 May

braemore — Fri, 24 May 2013 13:44:56 +0000

We will be open until 2pm this Bank Holiday Monday.

For emergency maintenance issues after this time please contact Lomond Maintenance 07760 164256.

Empty home owners in Edinburgh to be charged up to 200% council tax

braemore — Mon, 25 Mar 2013 10:59:28 +0000

Owners of empty homes in Edinburgh will be charged up to 200% council tax.

Councillors voted through changes to council tax for empty properties at the Finance and Budget Committee on Thursday.

It means unoccupied and unfurnished and unoccupied and furnished properties will be subject to a 100% increase in council tax after they have been empty for 12 months.

Unoccupied and unfurnished properties will see their reduction in council tax go from 50% to 10% between six and 12 months empty.

The changes come after the Scottish Government brought in the Council Tax (Variation for Unoccupied Dewllings) (Scotland) Regulations 2013. They come into effect on April 1, allowing local authorities to decrease discounts and increase some charges for empty properties.

It is hoped the changes will encourage owners to rent out or sell their empty properties, providing more accommodation for those who need it.

The City of Edinburgh Council said there are over 1700 properties in the city which are entitled to long term empty discounts and around 5800 with second home discounts.

Owners will be exempt from the new charges if their home has been empty for less than two years and they can prove they are trying to sell or rent it out. If it is still empty after two years, the 100% increase would be charged.

The City of Edinburgh Council has not set a date for the new charged to be brought in but it is aiming for the end of 2013 or start of 2014.

The new charges will also apply to properties owned by the council, registered social landlords and supported accommodation providers.

Cllr Alasdair Rankin said: “Even though Edinburgh has a relatively low level of empty homes in both the social and private sectors, the council has a duty to look at all the options open to us to deliver more homes.

“It is of utmost importance that we bring more empty homes back into use and council tax is just one of the avenues that the capital coalition is looking to use. This report is undoubtedly a major step forward in tackling this pressing issue.”

The move has been welcomed by Shelter Scotland, who want empty homes to be brought back into use.

Kristen Hubert said: “We welcome the council’s changes to council tax charges on long-term empty homes and hope it serves as an incentive to owners to bring their properties back into use.

“We would like Edinburgh, and other councils who choose to charge a council tax levy on long-term empty homes, to recycle some of that money back into empty homes work. This could be used to provide the help and incentives that homeowners need to bring their properties back into use.

“Bringing empty homes back into use requires both the carrot and the stick approach. This council tax increase, if paired with the Empty Homes Loan Fund and the provision of wider advice and information to owners, would be an effective recipe to enable Edinburgh City Council to bring some of its 1,700 long-term empty homes back into use.”

Source: STV Edinburgh

More landlords investing, says ARLA

braemore — Tue, 22 Jan 2013 09:07:27 +0000

The latest market data from the Association of Residential Lettings Agents has revealed an upward trend in landlord investment.

The average number of buy-to-let properties owned by landlords peaked at eight in the final quarter of 2012, up from seven at the beginning of the year.

The apparent rise in confidence in the market also prompted increased landlord activity, with 29% stating they have bought a property in the past year compared to 25% a year ago.

The rise in landlord confidence is also reflected in the jump in value of buy-to-let mortgages, with an 8% increase in the final quarter of 2012 totalling £4.2bn, according to the Council of Mortgage Lenders.

Ian Potter, managing director of ARLA, said: “The latest data suggests that landlords are carefully but concertedly increasing their portfolios.”

Source www.arla.co.uk

Rent increases in Scotland in response to change in fees

braemore — Mon, 21 Jan 2013 09:16:01 +0000

Following on from the ban on fees charged to tenants, the implementation of tenancy deposit protection and a successful Shelter campaign encouraging tenants to reclaim their fees, rents in Scotland have experienced a sharp rise.

Citylets, who have been tracking rents for over five years, have described this as a “new era” for the rental sector in Scotland. They also said this was the highest rise in rent they had ever seen.

Though rent has increased across the country, Edinburgh and Aberdeen have seen the highest rises.

Dan Cookson, Senior Analyst at Citylets, commented:

“Our report for the last quarter of 2012 is significant in that it is the first to cover a period after the changes in the sector in 2012 took hold.”

“Two cities which have seen some of the biggest rises in rents -Edinburgh (up 5.1%) and Aberdeen (up 6.3%) – these annual increases are the largest experienced in either city during the last 5 years.”

“There is certainly a suspicion that the recent banning of agent fees to tenants has had an upward impact on rents. Several agent clients have suggested this to be the case and our data seems to support this view.”

The average rent in Aberdeen now sits at £950, while the average rent in Edinburgh comes in at £819.

Dan Cookson continued:

“Although Glasgow rents remained comparatively more affordable, it also experienced an increase in rents.”

Glasgow’s average adjusted rent increased by 2.2%, now standing at £612.

source: arla.co.uk

Braemore Industry Report

braemore — Mon, 17 Dec 2012 10:35:24 +0000

A time of change

The new tenant deposit scheme introduced by the Scottish Government has brought a lot of extra work for agents and new responsibilities for landlords.

There are added processes around the start and end of tenancies, and increased duties associated with arbitration – reaching a negotiated settlement with tenants will involve significantly more work.

In addition, there’s a risk that the landlord will require to fund repairs or rectify any damage caused by the outgoing tenant. Repairs might be necessary before a new tenant moves in and it could take scheme administrators several weeks to return all or part of the previous deposit. Meantime, that will leave landlords with the responsibility of funding the repairs.

Equally important, the Scottish Government has ruled that the charging of application fees for tenants is prohibited from 30 November 2012. All that can be charged now is rent and a deposit.

Previously, administration fees had been used to cover the costs of services to tenants, to help share the cost of setting up a new lease, referencing and to help bind a tenant to an application.

Sadly, the increased costs from all these changes have had an impact on management fees across the sector.

More now renting

Fortunately, the changes have not hindered the industry. In fact, more people are now renting.

Landlords who have properties in prime city centre sites and invest in good décor and furnishings are reaping real benefits. Their properties are renting quickly and for maximum rent.

Overall, properties in high demand areas have seen rents rise by up to 5 per cent. It’s expected this will continue as long term renting is increasingly seen as an alternative to buying a property.

Longer tenancies

A recent Citylets report has suggested tenancies could be getting longer. This is because people who are renting but wish to buy must save longer to accrue the funds they need for higher deposits.

With fewer properties available to new tenants this potential lack of supply could bring higher prices.

The Citylets report, released in November, contains a mine of useful information. Among other statistics, it reveals that in the third quarter of 2012 the average rent for a two bed property in Edinburgh was £729 – 1.3% up on last year’s figure.

If you’d like to see the full report click here.

Braemore – simply a better letter

Once again, Braemore has excelled when it comes to letting. During the third quarter of 2012 we let both 1 and 2 bedroom properties in half the time of the city average. On the average rent of £750 that means we delivered a saving of £375 to our customers.

HMO speculation

We’re keeping a close eye on the HMO market. There’s speculation that the rise in tuition fees may affect the number of students who live away from home.

Consequently, the HMO market could face issues such as longer void periods and fewer opportunities to increase rents.

We’ll monitor the situation carefully. And, as always, we aim to be ahead of the game – we’ll start advertising clients’ HMO properties at the beginning of 2013.

Helpful hints to reduce your chances of a Christmas burglary

braemore — Mon, 10 Dec 2012 16:16:04 +0000

Forget Father Christmas shimmying down your chimney; it’s burglars you may have to contend with this coming festive season. Christmas traditionally sees a spike in incidents of domestic burglary, as organised and opportunistic thieves target homeowners who have stocked up on presents, or who leave their homes unattended while visiting relatives. Here are some sensible precautions that can be taken to reduce the likelihood you’ll be a victim of crime.

• Shut and lock all accessible doors and windows.

• Look at your house like a burglar would, Christmas is the only time of year when we advertise all the goods in our house to such an extent.

• Don’t hide your presents in obvious places like under the bed or in the wardrobe. Thieves are less likely to get into the attic.

• Before wrapping presents jot down model and serial numbers. Keep receipts separate so you have a record and thieves can’t return your items to the shop.

• Don’t put gifts under the tree, or if you do, close your curtains!

• After opening presents put your postcode on with a permanent marker to make them harder to sell on and therefore less attractive to thieves – they are also more likely to be returned to you by police if found.

• Rip up present boxes and take them to the tip – they are an indication that a house has brand new and valuable contents.

• Make it look like you’re in when you’re out at Christmas parties and don’t make your house vulnerable – keep lights on, windows and gates locked, use alarms and keep a car in the driveway (according to the Home Office, no force is required in as many as a fifth of burglaries because doors and windows are left open)

• Secure sheds just as well as houses – they contain just the tools a burglar needs to get into your house. Garden forks are particularly useful as are makeshift ladders as are wheelie bins and trampolines so keep them out of sight and secure.

The Home Office have produced an information pack to help you protect your home from burglars. (http://webarchive.nationalarchives.gov.uk/+/http://www.homeoffice.gov.uk/crime-victims/reducing-crime/burglary/)

Fire Safety at Christmas

braemore — Mon, 10 Dec 2012 16:12:16 +0000

Christmas is a special time for celebration and should not end in tragedy because of the extra hazards that are present at this time of year.

The following advice should help with keeping you safe:

Fairy Lights

• Check the fuses are the right type (see the box for the maximum size of fuse you should use).

• If bulbs blow, replace them.

• Don’t leave fairy lights on when you go out or when you go to sleep.

• Don’t let the bulbs touch anything that can burn easily, like paper.

• Don’t overload sockets.

Decorations

• Decorations made of light tissue paper or cardboard burn easily.

• Don’t attach them to lights or heaters.

• Don’t put them immediately above or around the fireplace.

• Keep them away from candles.

Christmas Trees

Special fire safety precautions need to be taken when keeping a live tree in the house. A burning tree can rapidly fill a room with fire and deadly gases.

Selecting a Tree for Christmas

Needles on fresh trees should be green and hard to pull back from the branches, and the needle should not break if the tree has been freshly cut. The trunk should be sticky to the touch. Old trees can be identified by bouncing the tree trunk on the ground. If many needles fall off, the tree has been cut too long, has probably dried out, and is a fire hazard.

Caring for Your Tree

Do not place your tree close to a heat source, including a fireplace or heat vent. The heat will dry out the tree, causing it to be more easily ignited by heat, flame or sparks. Be careful not to drop or flick cigarette ashes near a tree. Do not put your live tree up too early or leave it up for longer than two weeks. Keep the tree stand filled with water at all times.

Disposing of Your Tree

Never put tree branches or needles in a fireplace or wood burning stove. When the tree becomes dry, discard it promptly. The best way to dispose of your tree is by taking it to a recycling centre or having it taken away by a community pickup service.

Winter warmer tips

braemore — Mon, 10 Dec 2012 16:07:12 +0000

Now the dark and cold Wintery nights are upon us, we would like to take this opportunity to provide you with a simple guide to ensure your home remains comfortable and problem free over the next couple of months.

Heating

Now is the time to ensure your heating is working correctly. If it’s not, please contact us now on 0131 624 6666 so that we can assist you.

During the Winter months it is best to keep the temperature controls at a constant setting; this will also help to keep costs down as the heating system will only require a small amount of energy to maintain the heat setting rather than having to heat the entire property from cold, which takes more energy. Close your curtains at dusk to help retain the heat and make sure you place them above or behind the radiator to prevent the heat from escaping.

With condensing Combi Boilers, check to make sure that all vents / exhaust ports (internally and externally) are clear and not blocked with ice which will prevent the boiler from working.

Ventilation is key

In order to prevent condensation and mould forming, you must have good ventilation in the property. Where possible avoid drying clothes on radiators or inside the property, as this will only cause water vapour which will condense causing mould to form on walls in cupboards and on clothes if you are not cautious.

After showering or cooking, always open the windows for 15 minutes to allow the steam to escape and ensure extractor fans are used where applicable.

Make sure that there is enough of an air gap behind furniture to allow air to circulate and prevent mould on walls and the back of furniture.

Open the trickle vents on your windows (normally at the top).

Make sure that any tumble drier is vented outside or is a condensing model and open all windows in the kitchen when either is in use.

Remember the Pipes

Make sure you know where your stop-valve is located.

If you intend to leave the house unoccupied (for more than a few days) please ensure you turn off stop taps over the Winter months to avoid burst pipes and keep the heating on a low setting to avoid frozen pipes. You can also pour salt down sinks and bath drains as this will help prevent freezing.

If a burst pipe occurs – turn off the main water supply tap for the house (stop-valve, most often under kitchen sink, but not always). Turn on the taps in your kitchen and bathroom. Switch off the boiler and the immersion water heating system and contact us.

If pipes freeze – you can try to thaw them out by using warm air or warm water – beware of using electrical appliances near water as this can be dangerous. If the pipes are part of the hot water system, turn off or extinguish the source of heat and contact us.

We have an emergency 24 hour call out service so if in doubt please call them for further assistance.

Change to opening hours this weekend

braemore — Mon, 10 Dec 2012 09:26:48 +0000

Please note that this Friday 14 December Braemore Property Management will be closing at 4.30pm instead of 5.30pm. This is due to our Christmas party taking place that evening. We are also closed all day on Saturday. We will be open again at 8.30am on Monday morning and look forward to helping you with your enquiries then. Apologies for any inconvenience.
Best regards,
The Braemore Team

RICS calls for increased regulation for the letting industry.

braemore — Fri, 23 Nov 2012 12:32:42 +0000

Peter Bolton-King, Residential Director of RICS was on Simon Mayo’s Radio 2 drivetime show on Thursday 22 November discussing the progressing issue of rogue landlords and letting agents. He made points about the lack of regulation in the industry and the fact that it is possible for anyone to set up a letting agency without qualifications. He calls for clearer and less complex regulation for the industry by the government.

There is a lack of awareness from tenants that agents do not have to adhere to set standards. As the RICS predict that the number of people in rented private accommodation over the next few years will rise to 22-23% this is an area where people could stand to be ripped off in a ‘wild west’ culture of unscrupulous landlords and letting agents.

A good letting agent can be worth their weight in gold for both the landlord and tenant of a property. However, there are too many corrupt agents that do not belong to any professional body who are taking advantage of the current gap in regulation, putting consumers at risk.

You can listen to the radio show here. The item is 26 minutes into the programme.