27.5 miles – The average distance people go to escape living in Tamworth

 

“How far do Tamworth people go to move to a new house?” This was an intriguing question asked by one of my clients the other week. Readers of my property blog will know I love a challenge, especially when it comes to talking about the Tamworth Property Market!

 For the majority, the response is not very far. It is much more common for homeowners and tenants in Great Britain to move across town than to the next town or county. Until now, it’s been hard to say how many homeowners and tenants moved from (and to) relatively far away to buy or rent their new home. However, I carried out some research and requested some statistics from the Royal Mail. What came back was fascinating!

Using statistics for the 12 months up to the middle of Autumn 2016, 394 households moved out of Tamworth (B77), moving an average distance of 27.55 miles – the equivalent of moving from Tamworth to Long Eaton (as the crow flies).  The greatest distance travelled was 325 miles – that’s more than 12.5 marathons (when someone moved to Fort William).

Considering there were 423 property sales in B77 in the year and countless tenant moves, the numbers seems consistent – once you find a town you like, you tend to want to settle down and if you do move, you might only move to a different neighbour-hood, or for better transport links or, to be closer to the school you want to get your children into, but the likelihood is you won’t travel far.

I then turned my attention to people moving into Tamworth. Using the same statistics for the 12 months up to the middle of Autumn 2016, 311 households moved into Tamworth (B77), moving an average distance of 27.43 miles – the equivalent of moving from Ashbourne to Tamworth (again as the crow flies). The greatest distance travelled was 277 miles – that’s more than 10.5 marathons (when someone moved from Ballykelly in Northern Ireland to Tamworth).

I have looked at the data of every person moving into Tamworth and these have been plotted on a map of the UK. Looking at the map below, it shows exactly where most people come from, when moving into Tamworth. As you

can see, there are a high proportion of people moving from Birmingham and from the South East.

So, what does all this mean for the landlords and homeowners of Tamworth?

When an agent markets a property for rent or let, it is vital to know the tenant or property buyer well, that the properties they are letting/selling fit those tenants/buyers, so they almost sell themselves. These days that means not only knowing how many bedrooms, reception rooms etc., a property offers but the budget buyers and tenants want to spend on a property in that area as well as where they come from.

The estate and lettings industry loves the mantra “location, location, location”. I say it might be helpful to factor in where (and how) far people are moving from, so the property can be sold or let more easily. Many say knowledge is power and whilst I do enjoy writing my blog on the Tamworth property market, I also use the information to help my clients buy, let and sell well. So for example, the information gained for this article, will enable my team and I to be more efficient in where to direct our marketing resources to ensure we maximise our clients’ properties sale-ability or rent-ability.

For more information on the Tamworth property market, visit the Tamworth Property Market Blog https://www.tamworthpropertyblog.co.uk

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Ask Lorraine – My Tamworth tenant wants to be released from her tenancy

🙋  Landlord’s Question: 

Over the weekend, my least favourite tenant asked to be released from the tenancy. To say I’m over the moon is an understatement.

Surrender of tenancy
Surrender of tenancy

A little bit of history – It was to be a joint tenancy so both parties were to be referenced, needless to say the fella failed however the wife passed and feeling under pressure from the couple and not wanting a void,  I gave in and made a decision that was to be a costly mistake.

Shortly after the 12 month tenancy commenced the husband ran off with his best friend, we won’t go there! so he left and Mrs continued to live in the property. The rent was never paid on time and never the correct amount of rent. She would text in the early hours of the morning with excuse after excuse and was always looking for a shoulder to cry on. I was never able to issue notice as rent arrears never quite got to 2 months, she always managed to pay just the right amount to fend me off.

So into the fifth month I had come to the end of my tether. I thought about serving a no fault notice but couldn’t handle the thought of possibly having to apply to the Court for a possession order if she didn’t leave.

My breakthrough came over the weekend, she decided that she wanted to go back home to her parents as she no longer wanted to be responsible for the property and she’s asked if I would agree that she could leave.

So now  I  would be grateful for any advice to get this over with quickly, so that I can sleep easy again.

Lorraine’s Answer:

You could ask for a surrender of tenancy to be completed by Mrs.

So what is a Surrender of Tenancy letter?

 It’s a mutual agreement between landlord and tenant to end a tenancy. This is called ‘surrender’. To be valid, both sides must agree, and it’s always best to put what’s been agreed in writing so everyone knows where they stand. If the tenancy is joint, all joint tenants and the landlord must agree to the surrender.

 

Whatever you do, it must be completed correctly and swiftly to cover all avenues. Ensuring illegal eviction can not be claimed at a later date or Mr deciding that he wants to move back into the property should he find out that Mrs has moved out.

You don’t mention if a deposit was taken and if there are still rent arrears, so try to reach an amicable agreement if at all possible. Let the tenant be released early from the tenancy and agree to keep any deposit if need be which can be used to offset any rent arrears. If the rent arrears are small,  you may wish to write off anyway in order that you can get your property back and with the least amount of fuss.

Hopefully the lady has kept the property in a clean and tidy state so your spend will not be too much before finding your next tenants.

You may also wish to think about a “break clause” for  any future 12 month tenancy agreements that you propose.

Until next week!

 

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Higher than the National Average – 1 in 6 Tamworth Properties are Leasehold

There are 23.36 million properties in England and Wales with 64% being owner occupied and 36% being rented either from a private landlord, local authority or housing association.

 

 

 

 

Over nine out of ten of those English and Welsh owner-occupied properties are a whole house or bungalow. Now, most people would assume they would be freehold – however, of those renting nearly half of rental properties, 44% to be precise, lived in other leasehold apartments and flats.

It might be wise to quickly explain the difference between freehold and leasehold. When someone owns the freehold of a property they own it outright, including the land it is built on, whilst with a leasehold property the leaseholder owns the property for the length of their lease agreement. Leaseholders must pay the person who owns land (the freeholder) ground rent and other fees. When the leasehold ends, ownership returns to the freeholder although the leaseholder can extend the lease or they can buy the freeholder out, but there are rules and regulations with regards doing that.

Therefore, it would be safe to assume that houses are freehold and flats are leasehold .. wouldn’t it? Not necessarily! Most houses are freehold but some might be leasehold – usually through shared-ownership schemes – but more and more new homes builders are selling houses on a leasehold as well. The protection of the law afforded to leaseholders who own a flat is massive, but sadly lacking to leasehold houses sold privately.

Looking specifically at the figures for Tamworth, at the last count in B77, 78 and 79 there were 44,686 properties. Since 1995, 36,373 properties in B77, 78 and 79 have changed hands and have been sold. Looking further at those 36,373 transactions in B77, 78 and 79 since 1995, using data from Land Registry and solicitors practice My-Home-Move, 16.06% have been leasehold (higher than the national average of 15%).

However, I am concerned about a few new homes builders selling new houses (not flats – houses) as leasehold. There has been a growing (yet small) trend for new-build houses to be sold as leasehold in recent years. While not all house builders use this model, those that do maintain it helps make developments financially viable.

The issue comes when builders sell the freehold separately to an investment company without informing the lease holder  – which they are legally allowed to do without telling the leaseholder. In England and Wales, the “right of first refusal” to buy the freehold is written in law to leaseholders of flats i.e. the freeholder must offer it to the leaseholders of all the flats of the building first), but not leaseholders of houses.

.. and this is the point I am trying to get across. If you are buying a new home and it’s a house (i.e. not a flat) – please check very carefully indeed whether its freehold or leasehold. If it is a leasehold, whilst you do have rights, they are not as strong as for those people buying a leasehold flat. I appreciate I am only talking about a very small percentage of the property market, but potentially this could end up costing thousands of pounds to those affected.

Tamworth Landlord confidence set to rise again…

If you are looking for an agent with experience that can help you find the right tenant for your property, then contact us to find out how we can get the best out of your investment property.

Email me on lorraine@hallandthompson.co.uk or give me a call on 07531484956. We can always meet up for a chat and a coffee, we can even walk the dog.

If you enjoyed reading my article, feel free to take a look my other online resources below:

Hall and Thompson Estate Agents Tamworth Youtube Channel

Follow The Buy-To-Let Property Investment Market in Tamworth

Lorraine’s Tamworth Property Market LinkedIn Page

Hall and Thompson Estate Agents Tamworth Facebook Page

Tamworth Hall and Thompson Estate Agents Twitter Page

Tamworth Flats Out Perform Property Market Average by 8%

According to the Land Registry’s latest House Price Index for Tamworth and the surrounding locality, the value of apartments/flats are rising at a faster rate than terraced/town houses and semi-detached properties and even detached property.

Values of apartments in Tamworth have increased by 9.42% over the past year, which is proportionally 8% more than the Tamworth average rise of 8.72%. The last time flats/apartments in Tamworth out performed all the other types of property, by such a gulf, was back in the summer of 2005. For comparison, the other property types performed as follows ..

  • Detached homes rose by 9.27%
  • Semi-detached homes rose by 8.88%
  • Terraced/Town-Houses rose by 7.96%

This moderately increasing rate of property value growth is opportune – but no one should confuse it with a strong and vigorous healthy Tamworth property market. Instead, it is somewhat an indicator of the long-lasting lack of property on the market. In fact, I have spoken about the lack of homes for sale in Tamworth on a number of occasions in my Tamworth Property Blog and whilst it isn’t as bad as it was 12 months ago – choice is quite limited for buyers.

The average property value in Tamworth

now stands at £208,200.

When split down into property types ..

  • Tamworth Apartments at £133,600
  • Tamworth Detached at £310,400
  • Tamworth Semi-Detached at £146,400
  • Tamworth Terraced/Town-House at £123,400
Tamworth Flats Out Perform Property Market Average by 8%
Tamworth Flats Out Perform Property Market Average by 8%

So why have Tamworth apartments performed so well, and is it just a Tamworth thing? When I scrutinised the figures for the rest of the UK, it appears that apartments are pacemakers in the clear majority of the country. Of the 379 local authority areas in the UK, the value of apartments is rising faster than detached, semi-detached and terraced houses in 320 of them.

So, should Tamworth apartment owners be getting out the Champagne? Well, I would keep it on ice as the Land Registry figures are notorious for short term fluctuations. It’s hard to have faith in the fact that Tamworth house values rose rapidly last month given that, in the last six months, the Land Registry has frequently made downward revisions to their first published House Price Index figures.

Thankfully, the bigger picture from the Council of Mortgage Lenders (CML) stated that home buying activity last month was up 2% over the same month in 2016 – not bad as we have had the Autumn, Winter and now Spring since Brexit. The CML stated first time buyer’s levels of affordability was being squeezed and that the average amount borrowed by those first-time buyers dropped slightly last month, but the overall amount borrowed (by all buyers) was an impressive 12% higher than the same month in 2016.

So, what next for the Tamworth Property market? I believe the uplift in the values of apartments is a short-term blip. The real issue is with the way wage growth might not keep up with inflation as the effects of 2016 exchange rate sucks in inflation (meaning real wage growth stagnates). This will mean buyer demand growth will be curtailed and with property values already so full, I believe a renewed hastening in house price growth is unlikely.

I believe we are starting to return to the housing market we saw in the mid 1990’s, Steady demand, steady supply – nothing silly when it comes to house price growth. Therefore, I believe, with what is happening around us – this isn’t a bad thing at all. HMS Tamworth Property Market…. “Nice and steady as she goes”, says the Captain.

My advice to the prospective landlord as is to you- is do your homework.  One such website, which only talks about the Tamworth buy to let Property Market, is the Tamworth Property Blog,  https://www.tamworthpropertyblog.co.uk  Another source of info many Tamworth landlords use is me! What many Tamworth landlords do, irrespective of whether you are a landlord of ours, a landlord with another agent or a DIY landlord, if you see any property in Tamworth, that catches your eye as a potential buy to let property, be it a terraced house, semi or flat … email me lorraine@hallandthompson.co.uk I will email you back with my thoughts (although I will tell you what you need to know .. not what you want to hear!)

If you are looking for an agent with experience that can help you find the right tenant for your property, then contact us to find out how we can get the best out of your investment property.

Email me  on lorraine@hallandthompson.co.uk or give me a call on 07531484956. We can always meet up for a chat and a coffee, we can even walk the dog.

If you enjoyed reading my article, feel free to take a look my other online resources below:

Hall and Thompson Estate Agents Tamworth Youtube Channel

Follow The Buy-To-Let Property Investment Market in Tamworth

Lorraine’s Tamworth Property Market LinkedIn Page

Hall and Thompson Estate Agents Tamworth Facebook Page

Tamworth Hall and Thompson Estate Agents Twitter Page

 

https://www.linkedin.com/in/lorrainethompson2/

https://www.youtube.com/channel/UCyF9OUR3g6E8HywCx7tU4DA

 

Ask Lorraine – Can I run a business from my Tamworth rental property?

🙋  Tenants Question: 

My tenancy states no pets but the agent has allowed me to keep two rabbits as long as they stay outdoors.

I’m now considering starting a business to look after rabbits when people go away on holiday. I don’t want to let my agent know what I’m thinking of doing and they will never find out as they never visit the property. If anybody complains to the agent and they do happen to find out, will I lose my tenancy?

Lorraine’s Answer:

Many landlords do have a no pets policy, however there is an unknown legal loophole which allows tenants to keep rabbits and chickens.

Natasha Brooks, a tenant with New Charter Housing Trust in Greater Manchester, came across this loophole. After an inspection by a housing officer, the trust had threatened  her with action, they were claiming she had breached her tenancy agreement.

Natasha fought her case and the housing trust backed down after she found Section 12 of The Allotments Act 1950. She stated that her tenancy agreement with a“no pets” clause did not specifically mention rabbits and chickens, the law gives  the right to the ‘occupier of any land’ which would include assured shorthold tenancy agreements.

There are legal obligations:-

Keeping rabbits and chickens as pets is allowed, but they cannot be kept so as to  used in a business or for any trade purposes i.e selling eggs to neighbours and friends would break the conditions.

The keeping of rabbits and chickens must not cause a nuisance to neighbours or a health issue.  If the chickens were constantly noisy or rats became a problem, this would most likely mean the right to keep them would be withdrawn.

Penny  and Henny continued to live in the back garden of Ms Brooks house.

So yes you can keep your rabbits as pets,  however  you should check  your tenancy agreement for a clause that prohibits running a business from your rental home. If you do, you will most likely be in breach of your tenancy and will fall foul with your agent and Landlord.

No Pets allowed!

No Pets!!

Until Next week.

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18.16 Babies Born for Each New Home Built in the Tamworth area

As more babies are being born to Tamworth mothers, I believe this increase will continue to add pressure to the over stretched Tamworth property market and materially affect the local property market in the years to come.

On the back of eight years of ever incremental increasing birth rates, a significant 18.16 babies were born for every new home that was built in the Tamworth council area in 2016.  I believe this has and will continue to exacerbate the Tamworth housing shortage, meaning demand for housing, be it to buy or rent, has remained high.  The high birth rate has meant Tamworth rents and Tamworth property prices have remained resilient – even with the challenges the economy has felt over the last eight years, and they will continue to remain high in the years to come.

This ratio of births to new homes has reach one its highest levels since 1945 (back in the early 1970’s the average was only one and a half births for every household built).  Looking at the local birth rates, the latest figures show we in the Tamworth council area had an average of 61.2 births per 1,000 women aged 15 to 44.  Interestingly, the national average is 61.7 births per 1,000 women aged 15 to 44 and for the region its 63.9 births per 1,000 women aged 15 to 44.

UK general fertility rate
UK general fertility rate

 

 

 

 

 

 

 

 

 

The number of births from Tamworth women between the ages of 20 to 29 are much higher than the national average, but those between 35 and 44 were significantly lower.  However overall, the birth rate is still increasing, and when that fact is combined with the ever-increasing life expectancy in the Tamworth area, the high levels of net migration into the area over the last 14 years (which I talked about in the previous articles) and the higher predominance of single person households … this can only mean one thing … a huge increase in the need for housing in Tamworth.

Again, in a previous article a while back, I said more and more people are having children as tenants because they feel safe in rented accommodation.  Renting is becoming a choice for Tamworth people.

The planners and Politician’s of our local authority, central Government and people as a whole need to recognise that with individuals living longer, people having more children and whilst divorce rates have dropped recently, they are still at a relatively high level (meaning one household becomes two households) … demand for property is simply outstripping supply.

The simple fact is more Tamworth properties need to be built

… be that for buying or renting.

18.6 babies born for every local house built

18.16 babies born for every local house built

 

Only 1.1% of the Country is built on by houses.  Now I am not suggesting we build tower blocks in the middle of the Cotswolds, but the obsession of not building on any green belt land should be carefully re-considered.

Yes, we need to build on brownfield sites first, but there aren’t hundreds of acres of brownfield sites in Tamworth, and what brownfield sites there are, building on them can only work with complementary public investment.  Many such sites are contaminated and aren’t financially viable to develop, so unless the Government put their hand in their pocket, they will never be built on.

I am not saying we should crudely go ‘hell for leather’ building on our Green Belt, but we need a new approach to enable some parts of the countryside to be regarded more positively by local authorities, politicians and communities and allow considered and empathetic development.  Society in the UK needs to look at the green belts outside their leisure and visual appeal, and assess how they can help to shape the way we live in the most even-handed way.  Interesting times!

If you are looking for an agent with experience that can help you find the right tenant for your property, then contact us to find out how we can get the best out of your investment property.

Email me  on lorraine@hallandthompson.co.uk or give me a call on 07531484956. We can always meet up for a chat and a coffee, we can even walk the dog.

If you enjoyed reading my article, feel free to take a look my other online resources below:

Hall and Thompson Estate Agents Tamworth Youtube Channel

Follow The Buy-To-Let Property Investment Market in Tamworth

Lorraine’s Tamworth Property Market LinkedIn Page

Hall and Thompson Estate Agents Tamworth Facebook Page

Tamworth Hall and Thompson Estate Agents Twitter Page

What will the General Election do to 20,781 Tamworth Homeowners?

In Tamworth, of the 30,379 households, 8,519 homes are owned without a mortgage and 12,262 homes are owned by a mortgage. Many homeowners have made contact me with asking what the General Election will do the Tamworth property market?  The best way to tell the future is to look at the past.

I have looked over the last five general elections and analysed in detail what happened to the property market on the lead up to and after each general election. Some very interesting information has come to light.

Of the last five general elections (1997, 2001, 2005, 2010 and 2015), the two elections that weren’t certain were the last two (2010 with the collation and 2015 with unexpected Tory majority). Therefore, I wanted to compare what happened in 1997, 2001 and 2005 when Tony Blair was guaranteed to be elected/re-elected versus the last knife edge uncertain votes of 2010 and 2015 … in terms of the number of houses sold and the prices achieved.

Look at the first graph below comparing the number of properties sold and the dates of the general elections.

UK housing transactions per month since 1995 and the date of the last 5 General Elections.
UK housing transactions per month since 1995 and the date of the last 5 General Elections.

 

 

 

 

 

 

 

 

 

 

It is clear, looking at the number of monthly transactions (the blue line), there is a certain rhythm or seasonality to the housing market. That rhythm/seasonality has never changed since 1995 (seasonality meaning the periodic fluctuations that occur regularly based on a season – i.e. you can see how the number of properties sold dips around Christmas, rises in Spring and Summer and drops again at the end of the year).

To remove that seasonality, I have introduced the red line. The red line is a 12 month ‘moving average’ trend line which enables us to look at the ‘de-seasonalised’ housing transaction numbers, whilst the yellow arrows denote the times of the general elections. It is clear to see that after the 1997, 2001 and 2005 elections, there was significant uplift in number of households sold, whilst in 2010 and 2015, there was slight drop in house transactions (i.e. number of properties sold).

Next, I wanted to consider what happened to property prices. In the graph below, I have used that same 12-month average, housing transactions numbers (in red) and yellow arrows for the dates of the general elections but this time compared that to what happened to property values (pink line).

UK housing transactions and property values against the General Election since 1995
UK housing transactions and property values against the General Election since 1995

 

 

 

 

 

 

 

 

 

 

It is quite clear none of the general elections had any effect on the property values.  Also, the timescales between the calling of the election and the date itself also means that any property buyer’s indecisiveness and indecision before the election will have less of an impact on the market.

So finally, what does this mean for the landlords of the 3,300 private rented properties in Tamworth? Well, as I have discussed in previous articles (and just as relevant for homeowners as well) property value growth in Tamworth will be more subdued in the coming few years for reasons other than the general election. The growth of rents has taken a slight hit in the last few months as there has been a slight over supply of rental property in Tamworth, making it imperative that Tamworth landlords are realistic with their market rents. But, in the long term, as the younger generation still choose to rent rather than buy … the prospects, even with the changes in taxation, mean investing in buy-to-let still looks a good bet. If you want to read more about the Tamworth property market – then why not visit the Tamworth Property Market Blog for more information?  https://www.tamworthpropertyblog.co.uk

https://www.youtube.com/channel/UCyF9OUR3g6E8HywCx7tU4DA

http://www.hallandthompson.co.uk

https://www.facebook.com/hallandthompsonestateagents

https://twitter.com/hallandthompson

https://www.linkedin.com/in/lorrainethompson2/

 

What will the General Election do to 20,781 Tamworth Homeowners?

In Tamworth, of the 30,379 households, 8,519 homes are owned without a mortgage and 12,262 homes are owned by a mortgage. Many homeowners have made contact me with asking what the General Election will do the Tamworth property market?  The best way to tell the future is to look at the past.

I have looked over the last five general elections and analysed in detail what happened to the property market on the lead up to and after each general election. Some very interesting information has come to light.

Of the last five general elections (1997, 2001, 2005, 2010 and 2015), the two elections that weren’t certain were the last two (2010 with the collation and 2015 with unexpected Tory majority). Therefore, I wanted to compare what happened in 1997, 2001 and 2005 when Tony Blair was guaranteed to be elected/re-elected versus the last knife edge uncertain votes of 2010 and 2015 … in terms of the number of houses sold and the prices achieved.

Look at the first graph below comparing the number of properties sold and the dates of the general elections

It is clear, looking at the number of monthly transactions (the blue line), there is a certain rhythm or seasonality to the housing market. That rhythm/seasonality has never changed since 1995 (seasonality meaning the periodic fluctuations that occur regularly based on a season – i.e. you can see how the number of properties sold dips around Christmas, rises in Spring and Summer and drops again at the end of the year).

To remove that seasonality, I have introduced the red line. The red line is a 12 month ‘moving average’ trend line which enables us to look at the ‘de-seasonalised’ housing transaction numbers, whilst the yellow arrows denote the times of the general elections. It is clear to see that after the 1997, 2001 and 2005 elections, there was significant uplift in number of households sold, whilst in 2010 and 2015, there was slight drop in house transactions (i.e. number of properties sold).

Next, I wanted to consider what happened to property prices. In the graph below, I have used that same 12-month average, housing transactions numbers (in red) and yellow arrows for the dates of the general elections but this time compared that to what happened to property values (pink line).

It is quite clear none of the general elections had any effect on the property values.  Also, the timescales between the calling of the election and the date itself also means that any property buyer’s indecisiveness and indecision before the election will have less of an impact on the market.

So finally, what does this mean for the landlords of the 3,300 private rented properties in Tamworth? Well, as I have discussed in previous articles (and just as relevant for homeowners as well) property value growth in Tamworth will be more subdued in the coming few years for reasons other than the general election. The growth of rents has taken a slight hit in the last few months as there has been a slight over supply of rental property in Tamworth, making it imperative that Tamworth landlords are realistic with their market rents. But, in the long term, as the younger generation still choose to rent rather than buy … the prospects, even with the changes in taxation, mean investing in buy-to-let still looks a good bet. If you want to read more about the Tamworth property market – then why not visit the Tamworth Property Market Blog for more information?

If you are looking for an agent with experience that can help you find the right tenant for your property, then contact us to find out how we can get the best out of your investment property.

Email me  on lorraine@hallandthompson.co.uk or give me a call on 07531484956. We can always meet up for a chat and a coffee, we can even walk the dog.

If you enjoyed reading my article, feel free to take a look my other online resources below:

Hall and Thompson Estate Agents Tamworth Youtube Channel

Follow The Buy-To-Let Property Investment Market in Tamworth

Lorraine’s Tamworth Property Market LinkedIn Page

Hall and Thompson Estate Agents Tamworth Facebook Page

Tamworth Hall and Thompson Estate Agents Twitter Page