Top 25 Most Saleable Streets in Tamworth B77 Postcode

Following on from my last article, if you recall I said that Tamworth Road had the most properties sold in the B77 Tamworth postcode, yet I felt that this information wasn’t telling the whole story, as some roads in Tamworth have more properties on them than others. Therefore, I promised that I would compare the average number of properties sold by the actual number of properties on that street, to find out the streets whose owners proportionally moved (or sold) more often than the rest of the locality.

To give some foundation to the article, in 2017 Tamworth homeowners had, on average, lived at their existing address for 17 years and 6 months. However, when I looked at the difference between homeowners with and without a mortgage; Tamworth homeowners without a mortgage had lived in their Tamworth home for an average of 23 years and 9 months compared with 10 years and 1 month for homeowners with a mortgage. Interestingly, Tamworth’s Council house tenants have on average resided at their present home for 11 years and 4 months, whilst finally for those who rent from a private landlord, tenants generally have lived in their property for an average of 3 years and 11 months (up from 3 years 5 months only five years ago).

The B77 street in the top 25 saleable streets with the highest number of households on it is Tamworth Road, which has 548 residential addresses (including surrounding villages). Yet since 1995, only 510 properties have changed hands (some multiple times!)  .. which means the street’s saleability or churn rate is 93.1%.

However, the street or road that has the highest saleability or churn rate is Celandine … which has 105 households on it, yet since 1995 there have been 254 house sales … a saleability rate of 241.9%. Here is the full breakdown of the top 25 streets …

So, as you can see, some interesting statistics and a lot more correlation between saleability rate and property values (unlike the article last time where we compared value to ‘out and out’ raw sales figures).

Therefore, what does this all mean to Tamworth homeowners and Tamworth landlords?  Well these 25 streets are the best performing streets out of the 609 streets in the Tamworth (B77) area so if you live/own a property on those 25 streets … you are sitting on a very saleable street. If you want to find out how saleable your street is .. please drop me a line and we can discuss this further.

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Tamworth House Prices vs Tamworth Rents since 2006

The Tamworth housing market is a fascinating beast and has been particularly interesting since the Credit Crunch of 2008/9 with the subsequent property market crash. There is currently some talk of a ‘property bubble’ nationally as Brexit seems to be the ‘go-to’ excuse for every issue in the Country. Upon saying that, looking at both what we do as an agent, and chatting with my fellow property professionals in Tamworth, the market has certainly changed for both buyers and sellers alike (be they Tamworth buy to let landlords, Tamworth first time buyers or Tamworth owner occupiers looking to make the move up the Tamworth property ladder).

Tamworth house values are 7.67% higher than a year ago, and the rents Tamworth tenants have to pay are 1.6% higher than a year ago

When we compare little old Tamworth to the national picture, national property values have risen by 0.4% compared to last month and risen by 3.0% compared to a year ago, and this will surprise you even more, as nationally, property values are 19.8% higher than January 2015 (compared to 11.4% higher in the EU in the same time frame).

However, if we look further back…

Since 2006, Tamworth house values are 35.36% higher, yet the rents Tamworth tenants have had to pay for their Tamworth rental property are 17.7% higher

Rent Vs House Prices
Rent Vs House Prices

 

…which sounds a lot, yet UK inflation in those 12 years has been 42%, meaning Tamworth tenants are 24.3% better off in ‘real spending power terms’.

Looking at the graph, the rental changes have been much gentler than the roller coaster ride of property values. I particularly want to bring to your attention the dip in Tamworth house values (in red) in the years of 2008 and 2009 … yet as Tamworth property values started to rise after the summer of 2009, see how Tamworth rents dipped 6/12 months later (the yellow bars)…. Fascinating!

So, we have a win for tenants and a win for the homeowners, as they are also happy due to the increase in the value of their Tamworth property.

However, maybe an even more interesting point is for the long-term Tamworth buy to let landlords. The performance of Tamworth rental income vs Tamworth house values has seen the resultant yields drop over time (if house prices rise quicker than rents – yields drop).

Whilst, it’s true Tamworth landlords have benefited from decent capital growth over the last decade –with the new tax rules for landlords – now more than ever, it’s so important to maximise one’s yields to ensure the long term health of your Tamworth buy to let portfolio. More and more I am sitting down with both Tamworth landlords of mine and landlords of other agents who might not be trained in these skills – to carry out an MOT style check on their Tamworth portfolio, to ensure your investment will meet your future needs of capital growth and income. If you don’t want to miss out on such a MOT check up, drop me a line – what have you got to lose? 30 minutes of time against peace of mind – the choice is yours.

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7 Reasons Why Tamworth Buy To Let Landlords Shouldn’t Be Criticised

There is no escaping the fact that over the last couple of decades, the rise in the number buy to let properties in Tamworth has been nothing short of extraordinary.  Many in the “left leaning” press have spoken of a broken nation, the fact many youngsters are unable to buy their first home with the rise of a new cohort of younger renters, whom have been daubed ‘Generation Rent’ as landlords hoover up all the properties for their buy to let property empires. Government has been blamed in the past for giving landlords an unfair advantage with the tax system. It is also true many of my fellow professionals have done nothing to avail themselves in glory, with some suspect, if not on some rare occasions, downright dubious practices.

Yet has the denigration and unfair criticism of some Tamworth landlords gone too far?

It was only a few weeks ago, I read an article in a newspaper of one landlord who had decided to sell their modest buy to let portfolio for a combination of reasons, one of which being the new tax rules on buy to let that were introduced last year. The comments section of the newspaper and the associated social media posts were pure hate, and certainly not deserved.

Like all aspects in life, there are always good (and bad) landlords, just like there are good (and bad) letting agents … and so it should be said, there are good tenants and in equal measure bad tenants. Bad letting agents and bad landlords should be routed out … but not at the expense of the vast majority whom are good and decent.

But are the 1,290 Tamworth portfolio buy to let landlords at fault?

The Tories allowed people to buy their own Council house in the 1980’s, taking them out of the collective pot of social rented houses for future generations to rent them. Landlords have been vilified by many, as it has been suggested by some they have an unhealthy and ravenous avarice to make cash and profit at the expense of poor renters, unable to buy their first home. Yet, looking beyond the headline grabbing press, this is in fact ‘fake news’. There are seven reasons that have created the perfect storm for private renting to explode in the 2000’s.

To start with, the Housing Acts of 1988 and 1996 gave buy to let landlords the right to remove tenants after six months, without the need for fault. The 1996 Act, and its changes, meant banks and building societies could start to lend on buy to let properties, knowing if the mortgage payments weren’t kept up to date, the property could be repossessed without the issue of sitting tenants being in the property for many years (even decades!) … meaning in 1997, buy to let mortgages were born… and this, my blog reading friends, is where the problem started.

Secondly, in the early 2000’s, those same building societies and banks were relaxing their lending criteria, with self-certification (i.e. you did not need to prove your income), mortgages 8 times their annual salary, and very helpful interest only mortgage deals helped to keep repayments inexpensive.

Thirdly, the totally inadequate building of Council Houses (aka Local Authority Housing) in the last two decades and (so I’m not accused of Tory bashing) – can you believe Labour only built 6,510 Council Houses in the WHOLE OF THE UK between 1997 and 2010? Giving the Tories their due, they have built 20,840 Council Houses since they came to power in 2010 (although still woefully low when compared the number of Council Houses built in the 1960’s and 1970’s when we were building on average 142,000 Council Houses per year nationally). This meant people who would have normally rented from the Council, had no Council House to rent (because they had been bought), so they rented privately.

And then 3rd, 4th, 5th, 6th and 7th

 

  • Less of private home building (again look at the graph) over the last two decades.

 

  • A loss of conviction in personal pensions meaning people were looking for a better place to invest their savings for retirement.

 

  • Ultra-low interest rates for the last nine years since the Credit Crunch meaning borrowing was cheap.

 

  • A massive increase in EU migration from 2004, when we had eight Eastern European countries join the EU. That brought 1.4m people to the UK for work from those countries – and they needed somewhere to live.

Thus, we got the perfect storm conditions for an eruption in the Tamworth Private Rented Sector.

Commercially speaking, purchasing a Tamworth property has been undoubtedly the best thing anyone could have done with their hard-earned savings since 1998, where property values in Tamworth have risen by 225.91%…

…and basing it on the average rental in Tamworth, earned £154,440 in rent.

Yet, the younger generation have lost out, as they are now incapable to get on the property (especially in Central London).

The Government have over the last few years started to redress the imbalance, increasing taxes for landlords, together with the Banks being tighter on their lending criteria meaning the heady days of the Noughties are long gone for Tamworth landlords. In the past 20 years, anything but everything made money in property and it was easy as falling off a log to make money in buy to let in Tamworth – but not anymore.

Being a letting agent has evolved from being a glorified rent collector to a trusted advisor giving specific portfolio strategy planning on each landlord’s buy to let portfolios. I had a couple of instances recently of a couple of portfolio landlords, one from Drayton Bassett who wanted income in retirement from his buy to let’s and the other from Elford, who wanted to pass on a decent chunk of cash to his grandchildren to enable them to buy their own home in 15/20 years’ time.

Both of these landlord’s portfolios were woefully going to miss the targets and expectations both landlords had with their portfolios, so over the last six/nine months, we have sold a few of their properties, refinanced and purchased other types of Tamworth property to enable them to hit their future goals (because some properties in Tamworth are better for income and some are better for capital growth) … And that my blog reading friends is what  ‘portfolio strategy planning’ is!

If you think you need ‘portfolio strategy planning’, whether you are a landlord of ours or not (because the Elford landlord wasn’t)  … drop me line or give the office a call. Thank you for reading.

If you are thinking of getting into the property rental market and don’t know where to start, speak to us for impartial advice and guidance to get the best return on your investment. For more information about other potential investment properties that we could introduce you to, or to ask about our thoughts on your own investment choices, call us now on 01827 425195, you can always email me on Lorraine@hallandthompson.co.uk

Don’t forget to visit the links below to view back dated deals and Tamworth Property News.

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Ask Lorraine – I need to trace a Tamworth Guarantor

Ask Lorraine – My Tamworth tenants moved out after leaving rent arrears of nearly three thousand pounds and I have decided to persue the tenant’s guarantor for the money.

Up to the point of the tenants doing a moonlight flit I had been in contact with the guarantor through Facebook. I had made him aware of the arrears situation and his obligations as guarantor.

Tracing a guarantor
Tracing a guarantor

The moment I found out that my tenants had vanished, I also found out that the guarantor had not only deleted his Facebook account but his mobile number had changed as well.

Would you credit it? The address given by him at the start of the tenancy is incorrect, they’ve never even heard of him there!

I would like to trace this gentleman, I think possibly that he is still living and working in the Tamworth area.

Can you  offer any advice?

Cheers Naz

Lorraine’s Answer – 

Hi, You do not say what steps you had taken with the tenants to recover the unpaid rent or if you had served a section 8 or section 21 on them.  Did you conduct checks on the tenants or the guarantor ? from you email,  it appears that you did not, on the guarantor.

Try Nationwide Tracing Services Limited to find your guarantor or missing tenants, their fee is £35 which is paid only when they have traced the named person/s.

Should you wish to continue to self manage the tenancy,  I would recommend joining an association – The National Landlords Association, they offer great advice.

I hope you have success in your search.

Until next week.

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Bad Tamworth tenants and the law

What would happen if you wandered in Marks and Spencers  helped yourself to some lunch and walked out without paying?

Do you think you would get away scot free without paying or would one of those beefy security guards feel your collar?

You may even end up in court with a criminal record, at the very least you would be made to pay for the goods!

Even rogue landlords face hefty fines and penalties and are put on the “rogues board”.

Well did you know that tenants who decide not to pay their rent often walk away without even so much as a slap on the wrist.

Take my friend Alice, a pleasant lady who always sees the good in people. Alice has a tenant – Miss X who decided she no longer wanted to pay her rent even though she’s on a very generous salary. Miss X even thought it was all perfectly civilised to carry on living in Alice’s apartment.

So Alice couldn’t report Miss X to the police unlike M & S, instead she had a long drawn out and expensive eviction process she had to go through. To make matters worse the beloved sofa and dining suite that were part of Alice’s mothers estate disappeared with Miss X.  Alice reported her complaint to the police, missing furniture and nearly nine months rent unpaid. The response from the police “sorry, nothing we can do, this is a civil matter and not a criminal offence”,

So if you steal even as much as a bag of crisps from M & S it’s a criminal offence whereas stealing thousands from a landlord it is only a civil matter.

Landlords have no option if they want to try and get the money owed to them, they have to take their ex-tenants to Small Claims Court. Even if they succeed in getting a County Court Judgment  against the tenant, there’s no guarantee the landlord will receive any money.

According to the National Landlords Association, the past year saw 35 per cent of landlords experience rent arrears – 29 per cent had their property damaged by tenants and 13 per cent experienced anti-social behaviour.

While all this is going on, landlords still have to carry on paying the mortgage and maintaining the property while the tenant lives rent free.

Organisations, renters and their sympathisers have little or no sympathy for the supposedly   “fat cat” landlord in this position,  but let’s look at the bigger picture.

For every non-paying tenant waiting for the bailiff to arrive before they vacate, there’s a good tenant complaining about the lack of rental properties or the cost of renting has risen. Many a wronged landlord finding themselves thousands out of pocket will look to recoup any losses once they have possession of the property. So the rent is increased for the next tenant.

If the Government is keen on protecting tenants from rogue landlords, why not protect landlords from bad tenants too?

To my mind, it’s only the same as shoplifting and should be the same crime – NOT A CIVIL MATTER.

Until next week

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Legislation the Government has planned for 2018 with Tamworth Landlords – day 2

You can make property management a lot easier if you know the legislation and adhere to it.  Today’s will ensure that if you need to serve a section 21 and have provided the “Right to Rent Guide” you have a better chance of having the S21 validated.

paperwork

Day 2  – How to Rent Guide

The Ministry of Housing, Communities & Local Government (MHCLG) has published a new “How to Rent guide”.

This booklet must be provided to assured shorthold tenants whose tenancy started or was renewed from 17 January 2018 onwards.

Thinking of Selling your property now or in the near future? Maybe you’re a landlord with property to Rent?

Contact us NOW for a FREE Valuation and find out what Hall and Thompson Estate Agents can do for you.

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My thoughts on the future of the Tamworth Buy-To-Let Market

 I was recently reading a report by the Home website which suggested that hordes of landlords are selling their buy-to-let investments due to increasing burdens on them in the buy-to-let market. Their findings suggest the number of new properties that came onto the market nationally (for sale) jumped by 11% across the UK as a result.

Those increasing burdens include new tax rules coming in over the next 3 to 4 years and the announcement that all self-managing landlords (i.e. landlords that don’t use a letting agent to look after their buy-to-let property) will soon need to register with a compulsory redress scheme to resolve tenant arguments and disputes; as Westminster wants to heighten standards in the Private Rented Sector.

Interestingly I was chatting with a self-managed landlord from Bonehill, when I was out socially over the festive period, who didn’t realise the other recent legislations that have hit the Private Rented sector, including the ‘Right to Rent’ regulations which came in to operation last year. Landlords have to certify their tenants have the legal right to live in the UK. This includes checking and taking copies of their tenant’s passport or visa before the tenancy is signed. Of course, if you use a letting agent to manage your property, they will usually sort this for you (as they will with the redress scheme when that is implemented).

If you are a self-managed landlord though, the consequences are severe because if you let a property to a tenant who is living in the UK illegally, you will be fined up to £3,000. That same Bonehill landlord met me for coffee at Druckers  in the New Year, and I checked all his paperwork and ensured he was on the right side of the law going forward – and I offer the same to any landlord in the Tamworth area if you want me to cast my eye over your buy to let matters (and at no cost)

But what of all these extra properties being dumped onto the market in Tamworth? When I looked at the records the number of properties on the market in Tamworth now, as opposed to a year ago, the numbers tell an interesting story …

 

1st Jan 2017 1st Jan 2018
Detached 110 162 47%
Semi 90 105 17%
Terraced 43 35 -19%
Flat 33 45 36%
Plots +
Other
7 10 43%
Total 283 357 26%

Overall, Tamworth doesn’t match the national trend, with the number of properties on the market actually rising by 26% in the last year.  It was particularly interesting to see the number of detached increase by 47%, yet the number of terraced on the market drop by 19%.

However, speaking with my team and other property professionals in the town, the majority of that movement in the number of properties and the types of properties on the market isn’t down to landlords dumping their properties on the market. The whole property market has changed in the last 12 months, with the majority of the change in the number and type of properties for sale due to the owner-occupier market, not landlords (a subject I will write about soon in my Tamworth Property Market blog later this Spring?). You see, for the last ten years, each month there has always been a small number of Tamworth landlords who have been releasing their monies from their Tamworth buy to let properties – as is the nature of all investments!

Nationally, the number of rental properties coming on to the market to rent fell by 16% in Q4 2017 compared to Q4 2016 .. but that isn’t because there are 16% less rental properties to rent – it’s because tenants are staying in their rental properties longer meaning less are coming on the market to be RE-LET.

Nevertheless, some Tamworth landlords will want to release the equity held in their Tamworth buy to let properties in 2018. All I suggest is that you speak with your letting agent first, as putting a rental property on the open market often spooks the tenants to hand in their notice days after you put it on the market (because they don’t like the uncertainty and also believe they will become homeless!). This means you have an empty property, costing you money with no rent coming in.  However, some letting agents who specialise in portfolio management have select lists of landlords that will buy with sitting tenants in. If you have a portfolio in the Tamworth area and are considering selling some or all of them – drop me a line as I might have a portfolio landlord for you (with the peace of mind that you won’t have any rental voids).

If you want to learn about the Tamworth Property Market , one source for information is the Tamworth Property Blog authored by yours truly at https://www.tamworthpropertyblog.co.uk

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Ask Lorraine – My tenants have left owing hundreds in utility bills

Ask Lorraine  – We  had been renting our Tamworth  property out to a couple who really did seem to be respectable and trustworthy.

Tenants owe utility bills
Tenants owe utility bills

Once they had  moved out we found  they had left owing over £600.00 in utility bills.

Apparently the lady had contacted the utility suppliers and said they were only renting a room from us and  we were  responsible for the bills.

This was simply not true, the couple were renting the whole property. For the past 3 months, we have been in talks with the utility suppliers however as the couple have now  disappeared  we are being pressed to settle these bills. We have been burying our heads in the sand. Please help.

Anna

Bills

Lorraine’s answer  – Hi Anna,

Did you take meter readings and inform the utility companies before the tenants moved in?

Did you also inform the water company and council when the tenants moved in?

As the Landlord and owner of the property, you should really take responsibility to advise the relevant companies when  tenants move in and out. Don’t rely on others to do this!

You need to contact the Utility suppliers and explain that the tenants were liable for the bills, send them the Tenancy Agreement confirming this and make sure they change the owing accounts into the tenants names.

This will ensure their contracts are between them and the tenants plus it should prevent them coming to the property to install credit meters to claw back the outstanding debt from you.

For future reference, you can ask to become an additional name on the account (‘Third Party User’) the tenant has to request this but you can make the tenancy agreement conditional upon this. The landlord would not be liable for the bills, it would give the landlord a way to monitor the tenants account and perhaps be aware of any issues unfolding.

Good Luck.

Until next week

Don’t Forget you can keep up to date with all our articles on the Tamworth property Market here.

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Ask Lorraine – Can I sell my Tamworth Buy-to-let with a sitting tenant?

Ask Lorraine  – Due to changes in my circumstances, I have decided to sell one of my Tamworth properties. Is there any way of selling with the tenants in situ. They are lovely tenants  who have been renting from me for a number of years,  I would like to ensure they are looked after.

Will other landlords buy tenanted properties or must I sell the house with vacant possession?

Many Thanks  Rodney

Tamworth
Tamworth

Lorraine’s Answer – Hello Rodney

I understand you are trying to do the decent thing by your tenants but you do not owe them anything.

There are many landlords who would welcome buying a property with a good solid tenant  in situ. Generally good, long term tenants are an asset to a sale, rather than a problem.

How about offering a financial incentive for the tenants to help you sell for the best price possible?

Whatever route you decide to go down, the new landlord is duty bound by your Tenancy Agreement until the end of its term, so please ensure that your tenants are made aware of this fact.

If your tenants become jittery with the idea of you selling and  a new unknown Landlord, why not let them leave without giving their full notice. At least this way you will have vacant possession.

Until next week

If you want to learn about the Tamworth Property Market , one source for information is the Tamworth Property Blog authored by yours truly at https://www.tamworthpropertyblog.co.uk

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Tamworth Rents Set to Rise to £749 pm in Next 5 Years

 

Tamworth
Tamworth

It’s now been a good 12/18 months since annual rental price inflation in Tamworth peaked at 3.9%. Since then we have seen increasingly more humble rent increases. In fact, in certain parts of the Tamworth rental market over the autumn, the rental market saw some slight falls in rents. So, could this be the earliest indication that the trend of high rent increases seen over the last few years, may now be starting to buck that trend?

Well, possibly in the short term, but in the coming few years, it is my opinion Tamworth rents will regain their upward trend and continue to increase as demand for Tamworth rental property will outstrip supply, and this is why.

The only counterbalance to that improved rental growth would be to meaningfully increase rental stock (i.e. the number of rental properties in Tamworth). However, because of the Government’s new taxes on landlords being introduced between 2017 and 2021, that means buy-to-let has (and will) be less attractive in the short term for certain types of landlords (meaning less new properties will be bought to let out).

Interestingly, countless market experts assumed at the start of 2017, that the number of rental properties would in fact drop throughout the year. The assumption being as the new tax rules for landlords started to kick in, landlords looked to kick their tenants out, sell up and invest their capital elsewhere. (Although ironically that would lower supply of rental properties, decreasing the supply, meaning rents would increase again!).

Anecdotal evidence suggests, confirmed by my discussions with fellow property, accountancy and banking professionals in Tamworth, that Tamworth landlords are (instead of selling up on masse), actually either (1) re-mortgaging their Tamworth buy-to-let properties instead or (2) converting their rental portfolios into limited companies to side step the new taxation rules.

The sentiment of many Tamworth landlords is that property has always weathered the many stock market crashes and runs in the last 50 years. There is something inheritably understandable about bricks and mortar – compared to the voodoo magic of the stock market and other exotic investment vehicles like debentures and crypto-currency (e.g. BitCoin).

Remarkably, there is some good news for tenants, as Tory’s recently published the draft Tenants’ Fee Bill, which is designed to prohibit the charging of tenants lettings fees on set up of the tenancy. However, looking at evidence in Scotland, I expect rents to rise to compensate landlords, thus hammering faithful tenants looking for long-term tenancy agreements the hardest. This growth will be on top of any usual organic rent growth.  It really is swings and roundabouts!

So, what does this all mean for landlords and tenants in Tamworth? In my considered opinion,

Rents in Tamworth over the next 5 years will rise by 10.4%, taking the average rent for a Tamworth property from £679 per month to £749 per month.

To put all that into perspective though, rents in Tamworth over the last 12 years have risen by 19.3%. In fact, that rise won’t be a straight-line growth either, because I have to take into account the national and local Tamworth economy, demand and supply of rental property, interest rates, Brexit and other external factors. Please see the graph for my projections

In the past, making money from Tamworth buy-to-let property was as easy as falling off a log. But with these new tax rules, new rental regulations and the overall changing dynamics of the Tamworth property market, as a Tamworth landlord, you are going to need work smarter and have every piece of information, advice and opinion to hand on the Tamworth, Regional and National property market’s, to enable you to continue to make money.

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

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