Be careful what you wish for, high street agents

You've definitely heard of Rightmove. And you'll have heard of Zoopla as well, of course. And then you've probably heard of Primelocation. They're all property portals, and they are the sites that pretty much any serious buyer or tenant will look for property.

But these property portals are disliked by many estate agents because they're seen as a high charging duopoly (Zoopla own Primelocation). We don't think that though. We think they're great - they provide us with the buyers & tenants that our clients are looking for - why would we dislike that?! After all, we are acting for our clients to find them a buyer or tenant, and if that's where they're looking, then that's where we'll advertise. So we see great value in these property portals.

So not only do many of these high street agents dislike the portals because of their perceived high costs, they also don't like them, because they let agents like us on them. It really grates with the old fashioned agents that we're allowed on these sites because these sites allow us to sell the properties that we do, and charge around 80% lower than a high street agent.

So over the last few months, a group of, what some might say, 'high end' estate agents, have helped to set up a new portal to try and rival both Rightmove & Zoopla. And in our view, to try and stifle the growth of 'online estate agents'. The portal is going to be called 'On The Market' and they will not be allowing 'online estate agents' on their site. This is making the site quite appealing to around 3,000 estate agency branches (I wonder why - something to do with trying to protect their fees?!)

Now what we'll see is a lot of bluster from these guys in the press, as to how they're going to change the market. And they're probably right. But I'm not so sure the market will change in the way they think it will...

One of their rules, is that if you list with 'On The Market', then you have to withdraw all of your advertising from either Rightmove or Zoopla.

So technically, a buyer or tenant is going to have to visit 3 sites now, to look for property. But will they be bothered to do that? Will they even find 'On The Market'? Are Rightmove and Zoopla too ingrained in the public psyche when searching for property?

It's a tricky one to predict, but for me, a third website is just not going to get the visits or the traction, regardless of how much money they have (which is not a huge amount, compared to Rightmove & Zoopla's marketing budgets!)

Buyers and tenants won't even know that 3,000 or so estate agency offices have ditched either Rightmove or Zoopla, and so won't even think to search 'On The Market'. They will carry on idly searching Rightmove & Zoopla, and just think that they have exhausted where to search. How on earth are the going to find out about 'On The Market'?

But more importantly, is how sellers and landlords react? For me, they're not going to be happy that their property - the biggest asset they own - is only going to be marketed on either Rightmove or Zoopla.

Other agents always argue with me saying that nowadays "No seller or landlord asks if we advertise on Rightmove and Zoopla anymore - it's just expected, so it doesn't matter that we will be dropping one of them". EXACTLY!! That's exactly why it does matter. Because sellers and landlords expect their property to appear on both...

So what do they think agents like ours will be saying to the potential sellers and landlords? Well, we'll be educating the seller that by listing with xyz agent, you could be halving the amount of coverage you get. "Did you know, Mrs Potential Vendor, that xyz agent is coming off either Rightmove, or Zoopla and therefore you won't get maximum coverage, perhaps leading to a lower price, due to a lack of coverage?".

It's an easy 'sell' for us. All we will do is re-educate the customers of the importance of being on both the major portals, and then educate them again that around 3,000 agents across the country will be de-listing their stock overnight, and therefore not offering maximum coverage for the property.

So what will happen to those 3,000 or so agents who ditch Rightmove or Zoopla? 

For me, they will start to struggle around about 6 months after they come off either Rightmove or Zoopla; they will see new listings dry up for the above reasons, which will therefore see them sell less properties and therefore earn less revenue.

Now some of the more savvy agents may go back to whoever they dropped. And Rightmove or Zoopla will welcome them back with open arms. But at much higher fees. And some of the less savvy agents, will keep flogging 'On The Market', believing that it will change the industry and stop the rise of 'online estate agents'. And they could be the big losers.

For me, joining this site, is playing into the hands of us online estate agents. And it sounds like I'm disappointed with that. And I sort of am - I was hoping that the high street agents would put up a bit more of a fight than that; perhaps improving their service to match that of ours. And then perhaps reducing their excessive fees to try and squeeze us out. But they're not. They're running away and setting up a new 'club' where thay can try to protect their exorbitant fees and underwhelming service. And that is fundamentally to the detriment of the consumer.

There's a huge opportunity coming up, to drive 'online estate agency' into the mainstream with 'OnTheMarket' launching. With nearly a quarter of agents dropping one of either Rightmove or Zoopla, it leaves more room for us to expand into. And I think that's exactly what will happen. 

Ultimately though, it's the sellers, landlords, buyers and tenants who are the most important people in this, and it is they, who will decide who wins, and who loses. High street agents have been waiting for this day for a few years now - a new portal that is cheaper and won't allow online agents to join. Well, they've got their wish now. 

I wonder if it will be a case of 'Be careful what you wish for'

Let battle commence...

https://www.hatched.co.uk/about/the-blog-article.asp?ref=39#

HOW, WHEN AND IF TO RAISE THE RENT

With so much talk in the media of rising rents (certainly in London and the Southeast) you wouldn't be alone if you were itching to ask your tenants for an increase, but you need to be wary of appearing too greedy, which might drive decent tenants away.

Before you do anything, look at asking prices of similar properties in your area on rental sites like Rightmove and Zoopla to make sure that rents really have risen. Despite what you might have heard in the press, rents haven’t gone up across the board, even in London.

If you’re sure your property is worth more than you’re getting, then write to your tenant to suggest an increase, but make sure you do this at an appropriate time.

If they’re on a fixed-term contract without a break-clause, you’ll have to wait until that contract comes to an end before you can increase the rent. This rule applies even if you've recently improved the property, such as installing a new bathroom or replacing old furniture.

You should write to the tenant a couple of months before the end of their contact offering to renew the tenancy but at a higher price.

Where there is a break clause in the contract, you can increase the rent at the point of the break, but only with the tenant’s agreement and this can’t be within the first six months of the lease.

If you have a periodic tenancy (which rolls on week by week or month by month), you can increase the rent at any time as long as you give the tenant a months’ notice. You can only raise the rent once every 12 months unless the tenant agrees to further increases.

Of course, if you want to raise the rent more than once a year and the tenant doesn't agree, you have the option of ending the tenancy with two months’ notice and then you can look for new tenants at a higher rent.

However, you need to weigh up whether the extra income you might earn is worth the extra cost and hassle of finding a new tenant. Even if you market your property yourself, you’ll still have advertising costs and you might have to pay for a new inventory, check-in and check-out reports and a new tenancy agreement.

You’ll also have to give up some of your time to arrange viewings, sorting out the paperwork and settling in the new tenants. Is it really worth it? Some landlords prefer to forego any increase and use this as a tactic to persuade tenants to stay.

However, other landlords take the view that at a time when rents are rising it’s better to increase their rent by a small amount each time they renew a tenant’s contract as this is much easier for them to swallow than a whopping great increase every few years.

If you can demonstrate to tenants that the rent increase is reasonable and in line with other rents in the area, they should find it acceptable, but if you don’t want to lose them you should be prepared to negotiate, at least a little.

http://www.upad.co.uk/blog/2014/07/how-when-and-if-to-raise-the-rent/

Passion2Profit UK - What To Expect (Part 1)

You'd be crazy to buy a home right now

Wrong move not Rightmove: First-time buyers will get burnt if they pile into the overheated London market

 

  

When my most conservative of friends are rushing to buy their first home in Twickenham, before the area becomes even more expensive, you know the Greater London market is overheating.

Despite various signals that the capital's core and commuter zones, which have enjoyed rampant price growth over the last two years, is starting to cool, those in their late 20s and early 30s are still talking about buying.

New findings from Knight Frank and Markit Economics show us that 6.7% of householders polled intend to move within the next year.

Undeterred by looming interest rate rises, this group has grown from 6.2% in June, is higher than the 6.5% reported in May and 5.1% in April, according to an Ipsos Mori Poll.

While such "PR" suits estates agent talking up the market, now is not the time to buy your first home.

There has been a wave of panic across Greater London as first time buyers (FTB) stretch themselves to get on the property ladder in their area before price rises shut them out of the market altogether.

This, of course, has been self-perpetuating, driving values up further, with open house viewings and sealed bid competitions common practice.

But these price hikes - 20% over the last 12 months to May, are not sustainable and not supported by wage growth.

 

 

The mainstream London market is already showing signs of cooling - as property portal Rightmove tells us today. In fact, the rate of growth, month-on-month, has started to slow earlier this year and today we see our first drop of 0.4% in Greater London. We've hit an affordability ceiling until pay packets and the economic recovery catch up.

An expensive business

It's not just the extraordinarily high house prices that should make you wince but all the associated, long term costs.

Interest rate rises are looming and now is not the time to stretch yourself, with incremental increases expected from November onwards.

With the introduction of the Mortgage Market Review in April - stricter lending guidelines designed to curb the irresponsible practices seen prior to the 2008 housing market crash - the interest-only mortgage is becoming extinct.

First-time buyers now need enough monthly income available to make full repayments - which are far higher than an interest-only commitment. Sensible in the long run as you're effectively saving, but a hefty financial burden all the same in the early fragile stages of an economic recovery.

Buying a home is expensive - not to mention stressful - and analysts tell us that a FTB needs £70,000 cash just to make the move thanks to removal costs, estate agent fees and stamp duty.

The cost of the average first-time-buyer dwelling in London is £351,783, with a 3pc stamp duty fee attached to that. In Clapham, south west London, that gets you a two-bed flat in an ex-council tower block.


 

 

http://propertyportfolioinyorkshire.blogspot.com/2014/08/youd-be-crazy-to-buy-home-right-now.html