Are you thinking of buying a property as an investment to let out, or perhaps becoming an “accidental landlord”? Renting out property can be rewarding, but it also comes with a wide range of responsibilities, legal obligations and practical challenges.
With this in mind, we have put together some helpful information, tips and advice for anyone considering letting their property.
Should I rent my property out?
There are many reasons why people decide to rent out a property. For some, it may be a long-term investment, perhaps to help top up a pension or benefit from future capital growth. For others, it may be a shorter-term decision, perhaps because they are moving away for work, family reasons, or are not yet ready to sell.
Rental income can help cover mortgage payments and may provide an additional source of income. It can also be the first step in building a property portfolio. However, it is important to understand that being a landlord is now more regulated than ever, particularly following the legal changes introduced this year.
How do I rent out my property?
You can either choose to manage the rental yourself or instruct a professional letting agent to handle the administration, compliance and day-to-day management of the property on your behalf.
You will also need to decide how to offer your property, usually either furnished or unfurnished, although most properties are let unfurnished. The right decision will depend on the property, the market, and the type of tenant you are hoping to attract.
Check you are allowed to rent out your property
Before you begin renting out a property, you need to check that you are allowed to do so.
If you have a residential mortgage, you may need consent from your lender or you may need to move to a buy-to-let mortgage. Your buildings insurance may also be affected, and standard home insurance is unlikely to be suitable once the property is let.
If the property is Leasehold, your lease may contain restrictions on subletting, so this must be checked carefully. If you are unsure, professional advice should be obtained before moving forward.
Landlord licensing
Licensing schemes for landlords are in operation in some parts of the UK. These are designed to improve property standards and management.
There are different types of licensing scheme, including:
Mandatory licensing — this applies to certain Houses in Multiple Occupation, commonly known as HMOs.
Selective licensing — some local councils require landlords in certain areas to apply for a licence, even for ordinary single-family rental homes.
Additional licensing — this can apply to some smaller HMOs that do not fall under mandatory licensing.
You should always check with the local council to see whether a licensing scheme applies to your property.
How much rent will my property achieve?
Knowing what rent to charge will depend on a number of factors, including the size, location and condition of the property, the facilities available, and the rental value of similar properties nearby.
Setting the rent too high can reduce interest and increase the risk of the property sitting empty. Setting it too low may reduce your return and make it more difficult to assess the level of demand accurately.
One of the most significant legal changes introduced this year is the end of rental bidding. Landlords and agents must advertise an asking rent and cannot encourage or accept offers above that advertised rent. This makes accurate pricing at the outset even more important.
By seeking advice from a knowledgeable local agent, you can set a realistic rental price that helps maximise your return while attracting suitable tenants.
Tax and National Insurance
Rental income usually counts as taxable income. Income tax is calculated on the profit you make as a landlord, so you will need to deduct allowable expenses first.
The amount of tax you pay will depend on your overall income, your tax band, whether the property is owned individually, jointly, or through a company, and your other financial circumstances.
You should always seek independent tax advice from an accountant or tax adviser before letting a property.
Legal changes in 2026
The private rental sector has seen major legal reform this year through the Renters’ Rights Act.
From 1 May 2026, Assured Shorthold Tenancies, commonly known as ASTs, have been abolished for most private rented homes in England. Existing ASTs have automatically become Assured Periodic Tenancies, and new private tenancies are now granted on a rolling periodic basis rather than as a fixed-term tenancy with a set end date.
Section 21 “no fault” notices have also ended. This means landlords can no longer use Section 21 to regain possession of a property. Instead, landlords must rely on specific legal grounds for possession, normally through the Section 8 process. These grounds include situations such as serious rent arrears, breach of tenancy, the landlord wishing to sell, or the landlord needing the property back for their own occupation.
Tenants now have greater security, while landlords still retain routes to regain possession where there is a valid legal reason. However, the process is more structured and it is vital that landlords follow the correct procedure.
Other important changes include:
Fixed-term assured tenancies have ended for most private lets.
Tenancies are now rolling periodic tenancies.
Tenants can generally end the tenancy by giving two months’ notice.
Rent increases during a tenancy are limited to once per year and must follow the correct process.
Landlords and agents cannot accept offers above the advertised rent.
Landlords cannot discriminate against prospective tenants because they receive benefits or have children.
Tenants have a stronger right to request a pet, and landlords cannot unreasonably refuse.
Landlords can usually only request a maximum of one month’s rent in advance.
Further changes are expected in later phases, including the introduction of a Private Rented Sector Ombudsman, a new private rented sector database, and the extension of the Decent Homes Standard to the private rental sector.
This makes professional guidance more important than ever.
What are the legal responsibilities for landlords?
Landlords have a wide range of legal responsibilities. These include, but are not limited to:
Gas safety
If the property has gas appliances, landlords must arrange an annual gas safety check by a Gas Safe registered engineer. A copy of the gas safety certificate must be provided to the tenant.
Electrical safety
The electrical installation must be inspected and tested at least every five years by a qualified person. Landlords must provide tenants with a copy of the Electrical Installation Condition Report, commonly known as an EICR.
Smoke and carbon monoxide alarms
Landlords must ensure that smoke alarms are installed on every storey of the property where there is living accommodation. Carbon monoxide alarms must also be provided where required, including in rooms with certain fixed combustion appliances.
Energy Performance Certificate
The property must have a valid Energy Performance Certificate before it is marketed for let. The property must also meet the current minimum energy efficiency requirements, unless a valid exemption applies.
Property condition and hazards
Landlords must ensure the property is safe and free from serious hazards. This includes matters such as damp, mould, electrical safety, heating, hot water, sanitation, structural issues and general repair.
Legionella
Landlords should assess the risk of legionella and ensure that reasonable steps are taken to manage any risk within the property.
Right to Rent checks
Right to Rent checks remain mandatory in England. Landlords and letting agents must check that a tenant has the legal right to rent before the tenancy begins. Failure to carry out the correct checks can lead to significant penalties.
Starting the tenancy
A written tenancy agreement should be provided and signed by both landlord and tenant. This is something Acres can arrange for you.
Following the legal changes introduced this year, tenancy agreements must now reflect the new periodic tenancy system rather than the old Assured Shorthold Tenancy structure. Any clauses must also be legally valid and up to date.
For example, if you require the tenant to maintain the garden or you have specific rules about smoking or pets, these should be clearly and fairly set out in the agreement. However, any term included must comply with current legislation.
Before the tenant moves in, landlords should ensure that all necessary repairs have been completed, appliances are working, safety checks are in place, and the tenant has been provided with the required information.
A full inventory is also essential. This should include detailed written descriptions, photographs and, where appropriate, video evidence of the property and any items included. The tenant should be given the opportunity to agree the inventory at the start of the tenancy.
Documents tenants must receive
Before or at the start of the tenancy, tenants must be provided with the relevant documents, which may include:
The Energy Performance Certificate.
The Gas Safety Certificate, where applicable.
The Electrical Installation Condition Report.
The current government renting guidance or information sheet required at the time.
Deposit protection information, where a deposit is taken.
A copy of the tenancy agreement or written tenancy information.
Ensuring the right documents are served at the right time is extremely important. Mistakes can create legal problems later, particularly if a landlord needs to regain possession of the property.
Protecting your tenant’s deposit
Landlords have a legal obligation to protect a tenant’s deposit in a government-approved tenancy deposit scheme.
The deposit must be protected correctly and the prescribed information must be provided to the tenant within the required timescale. A tenant cannot be asked to protect their own deposit.
At the end of the tenancy, the deposit should be returned to the tenant, less any agreed deductions for rent arrears, damage, cleaning, missing items or other legitimate costs.
Here at Acres, we can take care of this process for you as part of our letting service.
Landlord insurance
Landlords are strongly advised to take out specialist landlord insurance.
Standard home insurance is unlikely to provide suitable cover once a property is let. Landlord or buy-to-let insurance can include cover for matters such as public liability, damage, loss of rent, legal expenses, emergency assistance and, in some cases, rent guarantee.
The right policy will depend on the property, the type of tenancy and your own circumstances, so advice should be sought from a suitable insurance provider.
During the tenancy
Landlords are responsible for most repairs and maintenance within a rental property. This includes the structure and exterior of the building, heating, hot water, plumbing, sanitation and electrical wiring.
If you are managing the property yourself, you must be prepared to deal with tenant issues, maintenance enquiries and emergencies. It is sensible to have reliable tradespeople available and to keep accurate records of all repairs, inspections and communications.
Periodic property inspections should also be carried out to ensure the property is being looked after and to identify any maintenance issues at an early stage. Tenants must be given proper written notice before a visit, and their right to quiet enjoyment of the property must be respected.
What rights do landlords have to take back possession of their property?
This is one of the most important areas affected by the legal changes this year.
Section 21 “no fault” notices have ended for most private rented properties in England. Landlords can no longer simply bring a tenancy to an end without a legally recognised reason.
Instead, if a landlord needs to regain possession, they must rely on the relevant legal grounds under the Section 8 process. These grounds may include serious rent arrears, breach of tenancy, anti-social behaviour, the landlord wishing to sell, or the landlord or a close family member needing to move into the property.
The correct notice, grounds and procedure must be used. In many cases, if the tenant does not leave, a court order will still be required.
Because possession rules have changed significantly, landlords should always seek professional advice before taking steps to end a tenancy.
Balance your time and costs
It is possible to rent out your property yourself, and being a DIY landlord may appear to save money on agency fees. However, being a landlord is increasingly complex and time-consuming.
You need to understand legal compliance, safety requirements, tenant checks, deposit rules, rent increases, possession procedures, repairs, maintenance, inspections and dispute handling.
Using a trusted letting agent helps ensure that you attract suitable tenants, achieve the best possible rent, remain compliant, and have maintenance and tenant issues handled promptly and professionally.
What does a letting agent do for a landlord?
Put simply, a letting agent arranges the letting and management of the property on behalf of the landlord.
A good letting agent gives the landlord peace of mind when dealing with the property, the tenants, compliance and the day-to-day administration.
Letting agents offer expertise and knowledge in a range of areas. It is our job to understand the current market, advise on rental value, advertise the property effectively, find and reference suitable tenants, prepare the correct paperwork, and help ensure landlords remain compliant with the law.
Of course, there is a cost involved, but you cannot put a price on peace of mind. Knowing that your property is being professionally managed and your tenants are being properly looked after can make a significant difference.
Choosing a tenant
Landlords must comply with the law when choosing a tenant. It is unlawful to discriminate against anyone because of protected characteristics such as age, race, religion, disability, sex or sexual orientation.
Following the recent legal changes, landlords and agents must also be careful not to discriminate against prospective tenants because they have children or receive benefits.
Tenant selection should be based on fair, consistent and lawful criteria, including affordability, referencing and suitability for the property.
The benefits of using Acres Lettings
Time-saving
We handle all aspects of the rental process, including marketing, viewings, tenant enquiries, referencing, tenancy paperwork and, where instructed, full property management.
Expertise
Acres understands the local rental market, current legal obligations and how to price your property competitively and correctly.
Marketing
We advertise on major property portals, including Rightmove and OnTheMarket, as well as through our own website, social media and local marketing channels, helping maximise exposure to suitable tenants.
Tenant screening
We arrange comprehensive referencing and background checks to help reduce the risk of unsuitable tenants.
Legal compliance
We help landlords meet their legal obligations, including tenancy agreements, deposit protection, safety certificates and required tenant documentation.
Property management
We offer full management services, dealing with maintenance, rent collection, inspections, tenant communication and day-to-day issues.
Dispute resolution
If issues arise, we can help mediate between landlord and tenant and aim to resolve matters professionally and efficiently.
Peace of mind
By trusting Acres with the letting and management of your property, you can relax knowing that we will handle everything with care, professionalism and attention to detail.
Costs and options of using a letting agent
Click here to see our fees.
Our lettings services include:
Tenant-Find Only.
Tenant-Find and Rent Collection.
Full Management.
Additional services where required.
Using a letting agent is especially beneficial for landlords who are new to renting, live away from the property, have limited time, or simply want the reassurance of knowing that their investment is being professionally handled.
For further information, help, or to book a rental valuation, please contact our Lettings Manager, Hamad, and the Acres Lettings team on 0121 312 4997 or email This email address is being protected from spambots. You need JavaScript enabled to view it..
Alternatively, are you thinking of selling your property and want to know how much your home may be worth? You can get an instant valuation here.
If you are thinking of selling this summer, or would simply like to know what your home may be worth in the current market, our friendly local teams would be delighted to help.
Contact your nearest Acres office today for expert advice and a free market appraisal.
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 34 years.
Are you thinking about buying a home, moving or remortgaging ?
Choosing the right mortgage can be one of the most important financial decisions you make. With a wide range of lenders, interest rates and mortgage products available, understanding which option best suits your circumstances can sometimes feel complicated.
Although some borrowers choose to approach their existing bank directly, working with a qualified mortgage broker or adviser can provide several important advantages.
Access to a Wider Range of Lenders
A mortgage broker can compare products from a broad range of lenders, rather than being restricted to the mortgages offered by one individual bank or building society.
This may include familiar high-street lenders as well as specialist providers that are not always available directly to the public.
Access to a wider selection of products can be particularly valuable when lending criteria differ considerably between providers.
Advice Tailored to Your Circumstances
Every borrower’s financial position is different. A mortgage adviser will take the time to understand your income, deposit, existing financial commitments and future plans before recommending a suitable mortgage.
This personalised approach can be especially helpful for:
First-time buyers Home movers Self-employed applicants Landlords and property investors Applicants with variable income Borrowers with previous credit difficulties Those approaching retirement Homeowners looking to remortgage or raise additional funds
Rather than simply looking for the lowest advertised rate, an adviser can consider the overall suitability and cost of the mortgage.
Saving You Time and Effort
Searching through mortgage products, comparing lender criteria and completing applications can be time-consuming.
A mortgage broker can carry out much of this work on your behalf. They can identify potentially suitable lenders, explain the available choices and help prepare the necessary information and documents.
This can make the application process more straightforward and reduce the risk of approaching a lender whose criteria may not suit your circumstances.
Expert Advice and Guidance
Mortgage advisers understand how different lenders assess applications and can guide you through each stage of the process.
They can explain:
The difference between fixed, tracker and variable rates Mortgage terms and repayment methods Arrangement fees and other charges Loan-to-value requirements Early repayment charges Affordability assessments The documentation required by lenders
Having someone available to explain the terminology and answer questions can provide valuable reassurance, particularly for first-time buyers or those with more complicated circumstances.
Help with the Application Processrocess
A mortgage broker can help you prepare and submit your application, liaise with the lender and keep you informed as the application progresses.
They can also work alongside your estate agent, solicitor and other professionals where necessary, helping to identify and resolve potential issues before they cause unnecessary delays.
A well-prepared application is generally easier for a lender to assess and can help the transaction progress more smoothly.
Understanding the True Cost of a Mortgage
The lowest headline interest rate is not always the least expensive option.
Some mortgages may include arrangement fees, valuation charges, early repayment penalties or higher follow-on rates. A broker can compare the overall cost of different products rather than focusing only on the initial rate.
Depending on the mortgage amount and length of the fixed period, a product with a slightly higher interest rate but a lower fee may prove more cost-effective.
Professional advice can therefore help borrowers make a more informed comparison.
Potential Financial Savings
By comparing a wide range of lenders and products, a broker may be able to identify a mortgage with a more competitive rate, lower fees or more suitable terms.
Even a relatively small difference in the interest rate or product fee can make a considerable difference to the total cost of a mortgage.
However, the most suitable mortgage is not necessarily the cheapest in every case. Flexibility, early repayment terms and future plans should also be considered.
Support When Circumstances Are Less Straightforward
Some borrowers may find that their circumstances do not fit the standard criteria used by every high-street lender.
This might include applicants who are self-employed, receive commission or bonuses, have recently changed jobs, own several properties or have experienced previous financial difficulties.
Mortgage brokers often have experience of these situations and may know which lenders are more likely to consider a particular type of application.
This can avoid unnecessary applications and potential delays.
Advice When Remortgaging
Mortgage advice is not only useful when purchasing a property.
If your current fixed-rate deal is approaching its end, a broker can review the wider market and compare this with any new deal offered by your existing lender.
They can also help homeowners considering:
Reducing monthly repayments Shortening or extending the mortgage term Consolidating other borrowing Raising funds for home improvements Changing from an interest-only to a repayment mortgage Reviewing a buy-to-let mortgage
Beginning the process several months before an existing deal expires can provide more time to consider the available options.
Ongoing Support
A mortgage is a long-term financial commitment, but the most appropriate arrangement may change over time.
Changes in income, family circumstances, interest rates or future plans can all affect your mortgage requirements.
An adviser can review your position when your existing product is due to end and help you consider whether remaining with your current lender or moving to another provider may be more suitable.
Helping to Protect Your Home and Family
When arranging a mortgage, it can also be sensible to consider how repayments would be maintained if your circumstances changed unexpectedly.
A mortgage adviser may discuss relevant protection options, including life insurance, critical illness cover or income protection.
Any recommended protection should be based on your individual needs, budget and existing arrangements.
Why Use a Mortgage Broker?
Using a mortgage broker or adviser can provide:
Access to a broad range of lenders and mortgage products Recommendations based on your personal circumstances Help understanding rates, fees and lending criteria Support preparing and submitting your application Assistance throughout the mortgage process Potential savings in both time and money Guidance for more complicated financial circumstances Continued support when your mortgage deal is due for review
The mortgage market can be complex, and lending criteria can change regularly. Receiving professional advice can help you understand your options and make a confident, informed decision.
Speak to Our Mortgage Team
For friendly, knowledgeable and professional mortgage advice, please contact our dedicated team:
Lisa or Rahma: 0121 358 6222 Mortgage enquiries: 0121 387 1616
You can also view our extensive range of mortgage and loan calculators at: acres-fs.co.uk
The availability and suitability of any mortgage will depend on your personal circumstances and the lender’s individual criteria.
Your home may be repossessed if you do not keep up repayments on your mortgage.
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 34 years.
A huge thank you to everyone who supported the Sutton Fun Run this year, both within the Acres team and across our wonderful local community.
We are delighted to have been able to raise in excess of £1,135 for Severn Hospice, an incredible charity that provides respite, support and an exceptionally caring environment for those who are terminally ill and in the latter stages of their lives.
Over the past 25 years of supporting the Sutton Fun Run, Acres has helped raise in excess of £40,000 for a variety of fantastic causes, including Motor Neurone Disease, leukaemia charities and, this year, Severn Hospice. We are immensely proud to have played a small part in helping these worthy organisations continue their invaluable work within our communities.
As long-standing supporters of the Sutton Fun Run, many of you will no doubt have noticed our mile marker boards positioned around the course over the years. These have become something of a landmark for many runners, providing not only a useful guide to progress around the course but also a little fun and encouragement along the way, with additional markers such as Cardiac Hill and Halfway Round becoming well-known reference points and popular photo opportunities.
This year, the Acres team could also be found at Mile Marker 5, where we were delighted to provide a refreshments station offering a much-needed sugar boost to runners who had already conquered more than half of the course. Sweets, encouragement and, of course, the ever-popular Acres lollipops were all on hand to help participants keep going as they headed towards the finish line.
The Sutton Fun Run is always such a special day, bringing together runners, families, volunteers, supporters and local businesses, all with one common aim – to support others and make a difference. It is a wonderful example of community spirit at its very best and one of the many reasons why the Royal Town of Sutton Coldfield is such a fantastic place to live and work.
This year's event was blessed with excellent weather, creating perfect conditions for both runners and spectators alike. The crowds were exceptional, as always, with thousands of supporters lining sections of the eight-mile route, cheering participants on through the streets, around the roads and pathways of Sutton Park and all the way to the finish. The atmosphere throughout the day was simply outstanding.
There is always something particularly special about both the start and finish lines. The anticipation and excitement before the race begins is infectious, while the sight of hundreds of determined runners crossing the finish line after completing the challenging course is genuinely inspiring. Receiving that well-earned medal at the end of the run is a moment to savour, often followed by a visit to a local pub, café or restaurant to enjoy a well-deserved drink, share stories from the day and, naturally, compare finishing times with friends and family.
We are incredibly proud to have played our part once again this year and are very grateful to everyone who donated, ran, cheered, volunteered or helped in any way. Events such as the Sutton Fun Run simply would not be possible without the support, enthusiasm and generosity of so many people.
We look forward to many, many more years of supporting the Sutton Fun Run, giving a little something back to the community and the many worthwhile causes and charities it continues to help. What an outstanding event, and what a truly wonderful community we are lucky to be part of. 👏🏃♂️🏃♀️💙
If you are thinking of selling this summer, or would simply like to know what your home may be worth in the current market, our friendly local teams would be delighted to help.
Contact your nearest Acres office today for expert advice and a free market appraisal.
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 34 years.
There is something very special about spending time in the garden during the summer months. Whether it is a quiet coffee in the morning sunshine, a relaxed afternoon with family, or winding down in the evening as the day fades, a well-presented garden can become one of the most appealing parts of a home.
For those thinking of selling, the garden should never be overlooked. In many ways, it can be just as important as the kitchen, lounge or main bedroom. It helps create a lifestyle picture for potential buyers. It allows them to imagine summer barbecues, children playing on the lawn, drinks with friends, or simply enjoying a peaceful outdoor space after a busy day.
A garden does not need to be large, expensive or professionally landscaped to make an impact. With a few thoughtful touches, even a modest outdoor area can feel welcoming, attractive and memorable. During the summer months, this can make a real difference to how a property feels, how it photographs, and how buyers respond when they view.
Here are a few simple ways to help your garden come into its own this summer.
Make the first impression count
Before thinking about flowers, furniture or lighting, start with the basics. A neat, tidy and well-maintained garden immediately gives the impression that a home has been cared for.
Cut the lawn, trim the edges, remove weeds, sweep patios and paths, and clear away anything that looks tired or unnecessary. Old plant pots, broken furniture, children’s toys, unused storage boxes or general clutter can quickly distract from the space.
If you have a front garden, driveway or approach to the house, this is especially important. Buyers begin forming an opinion before they even step through the front door. A tidy frontage, a few colourful pots, a clean path and a welcoming entrance can all help set the right tone.
For rear gardens, try to create the feeling of a space that is easy to enjoy. Buyers should be able to step outside and immediately see how they would use it.
Add colour with simple seasonal planting
Summer is the perfect time to introduce colour, and planting does not need to be complicated. Pots, hanging baskets, window boxes and borders can all help soften a garden and make it feel more inviting.
Bright flowers near seating areas, doors and patios work particularly well, as these are often the areas buyers notice first. Geraniums, petunias, lavender, begonias and hydrangeas can all add instant charm and colour.
If you prefer a softer, more elegant look, consider whites, pale pinks, purples and greens. For a bolder summer feel, reds, oranges and yellows can create warmth and energy.
Scent is also worth thinking about. Plants such as honeysuckle, lavender, wisteria, star jasmine and roses can add something extra, particularly around patios, pathways, gates and seating areas. A garden that looks good is appealing, but a garden that also smells beautiful can be far more memorable.
Create a clear seating area
One of the easiest ways to help buyers connect with a garden is to show them how the space can be used. A table and chairs, bench, bistro set or comfortable outdoor sofa can immediately turn a plain patio or corner of the garden into an inviting living area.
The key is not to overcrowd the space. Choose furniture that suits the size of the garden. A small courtyard may only need a simple two-seater table, while a larger garden may benefit from a dining area or relaxed seating zone.
Cushions, throws and outdoor rugs can also help bring warmth and personality. They make the garden feel less like an outside area and more like an extension of the home.
If you are preparing a property for sale, think carefully about where furniture is placed. A seating area positioned to catch the sun, overlook the lawn or sit near attractive planting can help buyers imagine themselves enjoying the space.
Think about evening appeal
A garden should not only look good during the day. Summer evenings are a wonderful opportunity to create atmosphere, and the right lighting can make a big difference.
Fairy lights, lanterns, solar lights and wall lights can all help create a relaxed and welcoming feel. Solar-powered lights are particularly useful because they are inexpensive, easy to install and available in many different styles.
Try using lighting to highlight paths, steps, trees, borders or seating areas. The aim is to create a warm glow rather than a harsh floodlight effect.
For those who enjoy entertaining, a fire pit, chiminea or outdoor heater can create a natural focal point and make the garden feel usable later into the evening. Even if buyers are viewing during the day, these touches help suggest how the garden could be enjoyed after sunset.
Make the garden feel easy to maintain
Not every buyer wants a high-maintenance garden. In fact, many people are attracted to outdoor spaces that look good but feel manageable.
If your garden is large, try to show it as practical and well-organised. Keep lawns cut, borders tidy and pathways clear. If it is smaller, focus on making it feel charming, useful and easy to look after.
Raised beds, gravel areas, pots, evergreen shrubs and simple planting schemes can all help create an attractive but low-maintenance feel.
If you are selling, avoid making the garden look like hard work. Buyers should feel that the space will add enjoyment to their life, not extra pressure.
Pay attention to patios, fencing and boundaries
Patios, decking, fencing and walls all have a big impact on how a garden feels. A quick clean or small repair can make a noticeable difference.
Jet-washing a patio, repainting tired fencing, treating decking, replacing broken panels or clearing moss from paths can instantly lift the look of an outdoor space.
These jobs are often relatively simple, but they help create the impression that the property has been well maintained. This matters because buyers often notice small signs of neglect and may start wondering what else has been left undone.
A smart, clean and cared-for garden can give reassurance and confidence.
Dress the garden for photographs and viewings
When selling a property, presentation is key. The garden should be prepared for photographs in the same way as the interior.
Put cushions on the furniture, open the parasol, remove bins from view, coil away hoses, tidy children’s toys and make sure any washing is taken down. If you have a barbecue, make sure it is clean and positioned neatly.
Fresh plants in pots can be used to draw the eye to attractive areas. A tray with glasses, a jug of water or a simple table setting can help create a relaxed summer feel without looking overdone.
On viewing days, try to make sure the garden looks ready to enjoy. Buyers are not just looking at bricks and mortar; they are imagining a lifestyle.
Don’t forget kerb appeal
The front of the property matters enormously. A well-kept approach can make a home feel more attractive before a buyer even enters.
Clean the front door, polish door furniture, sweep the path, remove weeds, tidy bins and add a couple of smart pots or baskets if space allows. If the paintwork around the door or windows is looking tired, a small refresh can make a big difference.
First impressions are powerful. A property that looks cared for from the outside is more likely to create confidence before the viewing has even begun.
A better summer look can help create a better sale
A beautiful summer garden does not need to be perfect. It simply needs to feel cared for, welcoming and easy to enjoy. A few small changes can help buyers see the full potential of your home and imagine themselves living there.
Whether it is adding colour, creating a seating area, improving lighting, tidying borders or simply making sure everything is clean and well presented, these details can help your property stand out.
At Acres, we understand how important presentation can be when selling your home. The right advice, the right photography and the right marketing can all help show your property at its very best.
If you are thinking of selling this summer, or would simply like to know what your home may be worth in the current market, our friendly local teams would be delighted to help.
Contact your nearest Acres office today for expert advice and a free market appraisal.
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 34 years.
Most people are aware that historically, the best time to sell your home is in the spring. Inspiration is in the air, the weather is getting warmer, gardens are beginning to look bright again and many buyers are eager to kick the year off with a new home.
But does this mean you should avoid selling once this spring window has passed?
Absolutely not.
There is Strong Demand
Most people do not begin viewing potential new homes until they have offers relating to their current property. Therefore, selling your home later in the summer is an excellent option if you are part of a longer chain.
Those who have marketed their home in the late spring may find that they cannot attract and accept offers until the middle of summer. Therefore, they will be searching for homes in August.
With a less saturated market at this time of year, it is far more likely they will find your property.
Decreased Competition
Yes, the market is slightly slower in August due to holidays and schools being closed, but that means that your home will potentially face less competition.
Determined buyers will have a smaller selection of homes to choose from, and therefore there is a much greater chance of increased interest and buyers driving up the sale cost.
Progress is Progress
Your home could take longer to sell in the summer months.
Those with children are preoccupied with arranging childcare, and therefore they are slower to book viewings and can often be unreliable. Also, many people choose to holiday during this period, so they are not contactable in the same capacity they usually would be.
However, this does not mean your home will not sell; it simply means it might take a few extra weeks.
Try to embrace the slightly less hectic and more laid back market in the late summer months.
Your Home Photographs Beautifully
The key to a successful house sale is exceptional marketing materials. These marketing materials have three key elements: a beautifully written informative description, a detailed floorplan, and incredible photographs.
Summer provides the best lighting to capture these fantastic images.
Great Weather Incentivises Viewers
The restrictions of the pandemic caused a steep rise in online video viewings in the housing market. These are incredibly beneficial to both buyer and seller, allowing for more flexibility and encouraging quicker sales.
However, most buyers will want to view a home in person before placing a formal offer on the property.
The warmer weather and brighter evenings encourage buyers to make an effort to view your home.
When the autumn begins to creep upon us and the days get substantially shorter, prospective buyers are much less incentivised to make the journey after work to view your property.
Settled for Christmas
The festive period is one of the most cherished in all of our calendars. It’s something we all look forward to, and throughout December, we all spend a tremendous amount of time at home entertaining guests.
Therefore, most prospective buyers who haven’t secured a deal in the summer are eager to complete before the onset of winter.
Marketing your home in August allows for plenty of time to be settled into a new house before the start of the Christmas period.
Top Tips for Selling Your Home in August
Control The Temperature
It’s not often in the UK that we are blessed with scorching hot summers. However, you want your buyers to be as comfortable as possible, taking their time to view your property.
Therefore, if you are lucky enough to show your home on a particularly beautiful day, open the windows wide to let in the fresh air.
Declutter and De-personalise
As with any other time of the year, it is crucial that you thoroughly declutter your home before allowing potential buyers to view it.
However, it is never as important as in the summertime, when viewers expect to see a bright, fresh blank canvas.
Play to Your Strengths
All buyers are going to be interested in your outside space. In the winter months, viewers often overlook the garden, focusing on the cosy environment inside.
So, when showing your home in August, you must get the garden looking immaculate.
Mow the lawn
Remove any dead plants or empty pots
Repaint the fences where necessary
Finally, a great tip is to set out the garden for entertaining, showing just how viewers could use the space. For example, consider staging a BBQ scene complete with a dressed table to show your viewers how great the outside entertaining area is.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
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
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
rocess
