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Published: 22 February 2026

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Enhancing & Revolutionising Property Sales Through Social Media

In the contemporary era of digital marketing, social media isn’t just a tool—it’s a powerhouse. Acres Estate Agents, as the ares market-leading independent agency, has embraced this revolution to redefine how properties are marketed, discovered, and sold. By harnessing the power of platforms like Facebook and Instagram, Acres delivers a seamless, visually compelling experience that resonates with today’s buyers and sellers.

Maximising Facebook’s Reach

Facebook’s vast user base gives Acres an unparalleled opportunity to connect locally and regionally. Each property listing is presented with professionally curated photography and thoughtfully crafted descriptions. Beyond simply showcasing homes, the platform becomes a lively hub where potential buyers discover new listings in real time, boosting visibility and engagement.

Instagram: A Visual Masterpiece

When it comes to visual storytelling, Instagram is the ideal platform, and Acres excels at leveraging it. High-resolution imagery, immersive video tours, and interactive 360-degree walkthroughs let potential buyers “step inside” a property virtually. This engaging content not only captivates audiences but also generates serious interest, making properties stand out in a competitive marketplace.

Thought Leadership Through Market Insights

Acres goes beyond mere listings. Every month, we share market insights—covering trends, property values, and investment opportunities. These updates position Acres as a trusted advisor, empowering clients with the knowledge they need to navigate the property landscape with confidence.

Introducing Our Team and Community

A home is more than bricks—it’s about the people and the place. Through social media, we highlight our friendly, expert team and showcase the local area, from amenities to community spirit. Buyers don’t just see a house—they experience a lifestyle.

A Proactive, Personable Service

At the heart of Acres is a commitment to proactive, friendly service. Our social presence reflects this, with timely responses, expert advice, and a genuine dedication to supporting every client. Whether it's an initial enquiry or post-sale follow-up, we’re there every step of the way.

Leading with Innovation

Innovation isn’t an option—it’s our standard. We constantly explore new social media tools and creative ideas, ensuring that our marketing is fresh, dynamic, and effective. By staying at the forefront of digital marketing trends, we give our clients a competitive edge.

Explore Our Social Media Platforms

We encourage you to visit our Facebook and Instagram pages. There, you’ll see firsthand how we bring properties to life, offer valuable market insights, and showcase what makes Acres the trusted name in property.

Conclusion

As Nigel Deekes, partner at Acres Estate Agents, I can proudly say that our approach to social media is just one example of our commitment to excellence. As a family-owned business, we’ve been serving our local community for over 34 years—through changing markets, growing platforms, and evolving customer needs. Our roots in the area have kept us grounded, and our forward-thinking approach ensures we stay ahead.

We don’t just market properties; we sell them, as very real differnce, we build relationships—rooted in trust, local knowledge, and genuine care. We’ve helped generations of families buy and sell homes, and we understand that real estate isn’t just about transactions—it’s about people’s lives and futures. Our longevity speaks to our commitment, and our embrace of cutting-edge tools—like our social media strategy—is simply the next chapter in our story of innovation. When you choose Acres, you choose decades of expertise, paired with modern, innovative marketing. We are deeply rooted in this community, and we’ll continue to bring local expertise and cutting-edge service for decades to come.

 Are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                  0121 321 2101

Walmley                                 0121 313 2888

Great Barr                             0121 358 6222

Lettings                                  0121 312 4997

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 33 years.

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Published: 26 January 2026

Hits: 2123

Mistakes to avoid when selling your house & Essential tips for a smooth sale

As exceptionally experienced agents we are able to highlight the most common mistakes to avoid when selling your house. 

We know that there’s a lot to consider when you’re selling your home. And there are some easily made mistakes that often crop up when trying to find that all-important buyer.

We’ve have put together some insights to help make that next-life-step run that little bit smoother. So, let’s take a look at some of the things that can be easily overlooked when selling — but are also just as simple to put right before the next potential owner comes to view your home.

First impressions matter

Think about the first thing viewers will see when they arrive, and whether there’s anything you can do to make sure the viewing starts on the most positive note possible. You don’t want to lose a buyer’s interest before they’re even inside.

Nigel Deekes Partner of Acres says: “I firmly believe many buyers make their minds up about whether the property is potentially the “one” within the first 20 to 30 seconds of the viewing. With this in mind, the front driveway, condition of the garden, and external paint work are more important than people realise –  you might have lost your prospective buyer before they are even inside the property.”

Don’t leave clutter on show

Clutter can be a major turn off. When it comes to selling appearance matters. A cluttered and untidy home can deter potential buyers, as it gives the impression of a poorly maintained property. 

Declutter and organise your belongings. While we’re not talking bare rooms and walls here, it’s a given that more of a pared-back, tidier space will help a buyer to envisage how their own possessions might fit within a space.

Chris Harvey, of Acres Four Oaks office comments “ Make sure everything is hidden away when the photos are taken – not only will viewers see your home as close to a blank canvas as possible, but it will also make the space look bigger! “

Asking too much

Chris Deekes, manager of Acres Great Barr, and associate partner has often found that “ Becoming fixated on a certain value that you think your home is worth can put a death sentence on any potential sale. “ According to rightmove.co.uk, 70 per cent of interest in a house comes in the first three weeks of putting it on the market. “ If the price is too high, your property will appear expensive and people will be instantly put off.  In contrast, if your property appears to be really good value, then you will attract lots of attention and viewings “.  The right price will drive competition and create a buzz about your place, which in turn will push up any offers to the max.

Accepting the highest offer not the right offer

In many scenarios when selling a home, especially in a competitive market where the property being sold is particularly sought after, or great value for money it might be that there is more than one offer put forward. 

In this instance it can be appealing for a vendor to simply accept the highest offer but a good estate agent will always advise that a seller considers all aspects of an offer. 

From the desired timeframe and whether this aligns with the sellers plans to whether or not a buyer is actually proceedable, and of course their financial position there are multiple elements to consider. 

When selling a house, it’s crucial to consider the various aspects of each offer instead of simply accepting the highest bid. In some cases, a lower offer might be the better option for a smooth and successful business transaction.

Choose the right agency to act for you

Choosing Acres Estate Agents means choosing honest, experience-led advice rather than inflated promises designed simply to win an instruction. Overvaluing a property may sound appealing initially, but it often leads to lost momentum, fewer viewings, and ultimately a lower final sale price. At Acres, we focus on accurate pricing, informed by deep local knowledge and real buyer demand, to generate strong early interest and competitive offers. This proactive, transparent approach consistently helps our clients sell more quickly, with less stress and better results.

Not accepting early offers

Every offer should be considered on its individual merits. As Matthew Tubb, manager of Acres Walmley says “ Just because it’s the first one, placed days after marketing doesn’t mean it’s a bad one. Many buyers will call an estate agent within one hour of walking out of a viewing to ‘lock down’ any other offers. Or they might be first in with an offer because they have been waiting months for the right house to come on the market and are therefore highly motivated to move. “ It Is not uncommon to hear clients regretting the refusal of an early offer weeks later if interest falls away, sometimes in it is a case of the right buyer in the right place at the right time. 

Showing buyers round yourself

Surely the best person to show potential buyers round the house is the person that’s lived there? Right? Often not. As tempting as it is to wax lyrical about the joys of your home, sellers can often be too emotionally attached to pointing out all the finer details of their beloved home. Having your agent show prospective buyer allows us to take the stress out of your move, and allows the buyers to perhaps provide more honest feedback, people are generally inherently nice, and so often give the impression to sellers of loving a property that perhaps wasn’t quite so great.

Don’t ignore the season

Make sure everything fits with the time of year you’re selling in, including how you prepare your home for viewings. For instance, if the weather’s starting to warm up and you’re normally lounging on an outdoor sofa in summer, set it up for viewings so buyers can see how you use the

Don’t overly renovate right before coming to market, but do fix any issues

While you’ll want your home to look its best for viewings, it doesn’t make sense to make a high-cost renovation right before listing your home for sale. Sharron Smith, manager of Acres Sutton Coldfield says “ As well as it being unlikely that you’ll recoup the cost as part of your selling price, it could end up being something that’s removed by the new owner shortly after you’ve handed over the keys. “

That being said, any minor repairs should be fixed before viewings (and before you have pictures taken).

Don’t overlook your home’s best bits

Got a light-flooded kitchen, or a home office with a show-stopping view? “If there’s a ‘best room’ in the house, make sure this is shown early on, buyers usually make a decision quickly so make sure you set the right impression from the start.

Taking the “I’m in a no rush” approach

While you might be happy to wait for that big offer to land on your mat, if you keep your property on the market for too long, it can start to give the impression it’s a tough sale and will put people off. The best time to sell is within the first three to four weeks, while the house will feel fresh and new. Leave it on for too long and it could become stale amidst newer listings

Article courtsey of Rightmove https://www.rightmove.co.uk/news/articles/property-news/seller-mistakes-to-avoid/

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Published: 06 January 2026

Hits: 2306

Are you thinking of buying a property as an investment to let out, or perhaps maybe an ‘accidental landlord’. Renting out property comes with many hazards, responsibilities, issues and challenges.

With this I mind we have put together some helpful information, tips and advice.

Should I rent my property out ?

There are many reasons why people decide to rent out their property. The most basic reason is financial. Perhaps an investment for years to come to top up a pension, capital growth, or it could just be a short-term move, while they are living somewhere else for work or family reason. The rental income covers mortgage payments and maybe gives an extra source of income. It could be to begin a business, and build a portfolio of rental properties.

How do I rent out my property?

You can either choose to manage the rental yourself or ask a letting agent to manage the administration and management of the property. You will also need to decide how to offer your property, furnished or unfurnished ( as most are ).

Check You Are Allowed To Rent Out Your Property - Talk to your mortgage lender

Before you begin renting out a property, you need to check you can ! You’ll likely need to move to a buy-to-let mortgage if you have a residential mortgage. Your buildings insurance may be invalid too, or your leasehold agreement ( if not Freehold ) could prohibit you from renting your home. Make sure you check all of this out.

Landlord licensing

Licensing schemes for landlords are in operation in some areas of the UK. These are designed to improve the standards of property management. There are a few types of licensing scheme, for example :

• Mandatory licensing – it is illegal to let out a HMO in England without a license
• Selective licensing – some local councils will ask all landlords in its area to apply for a licence, or to take a ‘fit and proper person’ test

Check with your local council if they operate a licensing scheme. A license will cost a small annual fee.

How much rent will my property achieve ?

Knowing what rent to charge will depend on a number of factors, the size of the property, the facilities it has access to, and the rental price of similar properties to name but a few. Setting your rent too high will make your property less attractive.. Setting it too low could make it more difficult to choose a good tenant. By seeking expert advice from a knowledgeable agent, you can set a rental price that maximizes your return while attracting the right tenants.

Tax and national insurance

Rental income counts as taxable income. Income tax is calculated on the profit you make as a landlord, so you will need to deduct any expenses first. The amount of income tax or National Insurance you pay will depend on the tax band you are in, your other sources of income and if the property is owned, jointly by you or a company

What are the legal responsibilities for landlords?

It is a legal requirement for landlords to conduct regular gas safety and electrical checks on their properties. The Gas Safety Certificate check should be conducted annually by a gas safe registered engineer. It is an inspection and test of all the gas appliances and systems in a property.

The Electrical Safety Regulations require a check of the electrical installations in rental properties every five years. The check should be conducted by a member of the qualified and competent person scheme. Landlords must provide copies of the gas and electrical safety certificates to their tenants.

• Property hazard assessments
• Smoke and carbon monoxide detectors to comply with fire safety regulations.
• Legionella assessments
• Energy Performance Certificate (EPC): The property must have a valid EPC with a minimum rating of 'E.'

Fire safety regulations

Landlords should ensure that a range of fire safety measures are in place in their property. This includes installing smoke alarms on every floor and a carbon monoxide alarm in every room with a solid fuel burning appliance.

Right to rent checks

Right to rent checks are mandatory for landlords and letting agents. Landlords must ensure that before a tenancy can begin, they have proved that a tenant is in the UK legally, and has the right to rent a residential property. Landlords are liable for significant fines if checks are not made, or tenancies commence with tenants who fail the checks. 

Starting The Tenancy

A tenancy agreement will be needed, and to be signed by you and the tenant. This is something Acres can do for you. Make sure it is tailored to your requirements. For example, if you want your tenants to maintain the garden or not smoke on the premises, you need to include these as clauses. But anything you include must be legal. Most tenancies fall under an Assured Shorthold Tenancy (AST), which allows tenants to rent your property for a fixed period, usually six months to a year.

Ensure all repairs have been completed before your tenant moves in. Leave instructions for appliances, plus any helpful information.

A complete inventory will be needed– photos taken or videos of your property and any items included. Your tenant should sign the inventory to confirm that everything it lists is present and in the stated condition.

Your tenant must be provided with certain documents, including the energy performance certificate, gas safety certificate, Electrical Installation Condition Report (EICR) and a copy of the government’s How to Rent guide. You must also protect your tenant’s security deposit in a government-approved scheme. This security deposit will be released back to the tenant at the end of the tenancy, provided that it’s not needed to cover the cost of damages they have caused to the property.

Protecting your tenant’s deposit

Landlords have a legal obligation to protect the deposit of their tenants, and return the deposit to tenants at the end of the tenancy, minus any reductions or costs. Here at Acres we of course  will do this for you, you can never ask the tenant to do it. Landlords must use a government-backed tenancy deposit scheme, even if the deposit is paid by a third party such as a parent or friend of the tenant.

Landlord insurance

Landlords do not have to take out specialist contents and buildings insurance for their rental properties, but it is highly recommended that they do. Standard insurance policies will not cover landlords for issues such as tenants not paying rent or causing damage to the property. Landlord or ‘buy to let’ insurance will include extras such as public liability cover, loss of rent, emergency cover and legal expenses. Premiums could be higher depending on the tenants you are renting to.

During The Tenancy

Landlords are responsible for most repairs and maintenance in a rental home. This includes the electrical wiring, plumbing and sanitation, heating and hot water, and the external structure of the building.

If renting out the property without an agent, you must be ready to attend to any tenant issues. It is worth having a list of reliable tradespeople to call on or taking out breakdown insurance to cover you for household emergencies.

Periodic inspections of the property should be carried out to ensure that the tenant complies with the terms of the tenancy agreement. However, you must give 24 hours’ written notice before visiting the property – your tenants may refuse entry if they wish.

What rights do landlords have to take back possession of their property?

Currently a number of options are available to landlords if they need to gain possession of their property, although the recent change of government has meant proposed sweeping changes, which also should be taken into consideration, and obtaining your property back my become significantly harder.

The primary method of eviction of a tenant in an assured shorthold tenancy is through a Section 8 or a Section 21 notice. A Court order can be obtained to claim possession if the occupiers of the property have no rights to occupy; the landlord can agree with the tenant to surrender the property, or prove that the property has been abandoned by the tenant or occupier.

Balance Your Time And Costs

It is possible to rent out your property yourself, and being a DIY landlord allows you to save on letting agency costs. However, being a landlord is challenging and time-consuming, especially if you fit in with a full-time job. Using a trusted letting agent will ensure that you have great tenants, earn the maximum rent and that any emergency and routine maintenance jobs are carried out promptly.

What does a letting agent do for a landlord?

Put simply, a letting agent arranges everything on behalf of the landlord. The agent gives the landlord peace of mind when it comes to dealing with the property and the tenants on your behalf.

Letting agents offer expertise and knowledge in a range of areas. It’s our job to know everything about being compliant with the law, understanding the current market when it comes to agreeing on rental income and knowing how to best advertise your home to prospective new tenants.

Of course we do charge a commission, but you can’t put a price on sleeping soundly – or the knowledge that your tenants are sleeping soundly in your property.

Of course, we do charge a commission, but you can’t put a price on peace of mind – knowing that your property is being professionally managed and your tenants are well-cared for. With a letting agent handling everything, you can rest easy, confident that your property is in good hands.

You must comply with the law on discrimination when choosing the best tenant for your home. Discrimination against anyone based on protected characteristics, including age, race, religion, disability and sexual orientation is against the law. You can find more information on the gov.uk website this will help you understand your responsibilities.

The Benefits of Using Acres Lettings

1.            Time-Saving

We handle all aspects of the rental process, including advertising, tenant screening, and property management.

2.            Expertise

Acres understand the local rental market, all legal obligations, and how to price your property competitively.

3.            Access to Marketing Channels

We of course advertise on Rightmove and On the Market, social media and our excellent web site increasing visibility to all potential tenants.

4.            Tenant Screening

We will conduct comprehensive background checks to minimize the risk of problematic tenants.

5.            Legal Compliance

Acres ensure you meet all your legal requirements, such as drafting tenancy agreements and deposit protection.

6.            Property Management Services

We of course offer full management services, taking care of maintenance, rent collection, and tenant communication.

7.            Dispute Resolution

We will if needed mediate disputes between landlords and tenants, ensuring issues are resolved professionally.

8.            Peace of Mind

By trusting us with the management of your property, you can relax knowing we’ll handle everything with care, reducing your stress and providing you with a seamless, worry-free rental experience.

Costs and options of a Lettings Agent : Click here to see our fees.

• Tenant-Find Only.
• Tenant find and rent collection.
• Full Management.
• Additional Fees.

Using a letting agent is especially beneficial for landlords who are new to renting, live far from the property, or have limited time to manage it themselves.

For further information, help, and of course to book a valuation please contact our Lettings Manager Annabelle Reynolds on 312 4997   This email address is being protected from spambots. You need JavaScript enabled to view it.  

Alternativly, are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.

 If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                  0121 321 2101

Walmley                                 0121 313 2888

Great Barr                             0121 358 6222

Lettings                                  0121 312 4997

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 33 years.

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Published: 05 January 2026

Hits: 435

People sometimes expect estate agents to be able to fix things entirely outside of their control. That certainly doesn’t mean agents don’t try to help — in reality, good agents spend a huge amount of time working behind the scenes to keep transactions moving.

However, understanding where an estate agent’s influence ends is equally as important as understanding the value a great agent genuinely brings to the process. Here are five things people often mistakenly expect from estate agents during the buying and selling process.

5 Things You SHOULD Expect From Your Estate Agent 

Whilst there are certain things estate agents simply cannot control, there are also standards and levels of service that every seller and buyer should absolutely expect from the company representing them.

At Acres, we strongly believe clients deserve proactive communication, honest advice and genuine commitment from start to finish. Here are five things you absolutely should expect from your estate agent.

1. Proactive Communication

One of the biggest frustrations for buyers and sellers is feeling left in the dark. You should expect your estate agent to communicate regularly, respond promptly and keep you updated throughout every stage of the transaction.

At Acres, we believe communication is one of the single most important parts of our role. Even where there is little movement, clients should still feel informed, reassured and supported. A good estate agent does not wait for problems to escalate before picking up the phone.

2. Honest And Professional Advice

A strong estate agent should always provide realistic, evidence-based advice rather than simply telling clients what they want to hear.

That includes:
• Honest pricing guidance
• Feedback following viewings
• Advice on market conditions
• Recommendations to improve marketing
• Strategic negotiation guidance

At Acres, our long-standing experience across Four Oaks, Sutton Coldfield, Walmley and Great Barr allows us to provide local advice built around genuine market knowledge and buyer behaviour.

3. High Quality Marketing

You should expect your property to be professionally presented and marketed to the highest possible standard. Professional photography, strong wording, premium online exposure, social media marketing and proactive buyer matching all play a huge role in generating interest and securing offers.

At Acres, we invest heavily in marketing because first impressions matter enormously in today’s market. We believe properties deserve more than simply being uploaded online and left to sit.

4. Strong Sales Progression

The real work often begins once a sale has been agreed. You should expect your estate agent to actively progress the transaction, liaise with solicitors and mortgage brokers, chase updates and help keep momentum moving all the way through to completion.

At Acres, sales progression forms a major part of our service because agreed sales only truly matter once clients have successfully moved.Behind every completed transaction is usually a huge amount of unseen work.

5. Genuine Care And Commitment

Moving home is one of the biggest financial and emotional decisions most people ever make. You should therefore expect your estate agent to genuinely care about achieving the best possible outcome for you.At Acres, as a long-established family-owned independent estate agency, we pride ourselves on offering a bespoke and personal service focused entirely around our clients’ best interests.

Things You SHOULDN'T Expect From Your Estate Agent 

1. They Can’t Speed Up Solicitors Or Conveyancers

Estate agents spend a huge amount of time chasing solicitors, passing on messages and trying to keep transactions moving. However, they cannot physically speed up legal work, force searches to come back quicker or push cases to the front of a solicitor’s workload.

Delays can occur for many reasons including local authority backlogs, mortgage lender requirements, enquiries and compliance checks.A good estate agent will identify problems early, keep communication flowing and maintain pressure wherever possible, but ultimately solicitors operate to their own timescales.

2. They Can’t Guarantee Completion Dates

Until contracts are formally exchanged, no completion date is legally binding. Many buyers and sellers understandably assume dates can simply be agreed and fixed early in the process. However, chains, surveys, mortgage delays and legal issues can all cause dates to move unexpectedly.

Estate agents can help coordinate timings and keep parties aligned, but they cannot absolutely guarantee completion dates before exchange of contracts. This is particularly true where longer property chains are involved.

3. They Can’t Make An Unrealistic Price Work

Estate agents can advise, guide and recommend pricing strategies, but ultimately buyers determine market value. If a property is overpriced, it can sit on the market too long, lose momentum and sometimes sell for less than if it had been priced correctly from the outset.

A professional estate agent should always provide honest, evidence-based advice, even when that conversation is difficult. The reality is that no estate agent can force buyers to pay more than they believe a property is worth.

4. They Can’t Stop Buyers Or Sellers Changing Their Minds

Property transactions are emotional and circumstances can change quickly. Buyers may become nervous after surveys, sellers may reconsider moving, or financial situations may alter unexpectedly. Until exchange of contracts, either side can legally withdraw from the transaction.

Good estate agents work extremely hard behind the scenes to keep deals together, maintain communication and solve problems, but they cannot legally prevent someone from changing their mind.

5. They Do Far More Than Simply Listing Property Online

Many people assume estate agency simply involves uploading photographs online and arranging viewings. In reality, much of the work happens behind the scenes after a buyer has been found.

Negotiating offers, progressing sales, coordinating chains, handling difficult conversations, chasing solicitors, managing expectations and solving problems are all major parts of a modern estate agent’s role. The best estate agents are not simply salespeople — they are deal managers, communicators and problem solvers.

For us, estate agency is not simply about selling houses. It is about building trust, delivering results and guiding clients professionally through every stage of the moving process. Because ultimately, great estate agents do far more than just market property — they help people move forward with confidence.

The initial inspiration and some supporting details for the “5 things you shouldn’t expect from your estate agent” section were based on an article and industry commentary originally featured by Rightmove 20.6.26, adapted and expanded with additional local insight and commentary from Acres Estate Agents.

Are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                  0121 321 2101

Walmley                                 0121 313 2888

Great Barr                             0121 358 6222

Lettings                                  0121 312 4997

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

Acres; proud to be family owned, managed, run and to have been serving the North Birmingham community for 33 years.