Details

Published: 20 August 2026

Hits: 683

When preparing a property for sale, it’s natural to think that spending money on improvements will automatically increase its value. But across Sutton Coldfield and Great Barr ares that isn’t always what we see.

Some improvements can certainly make a home more attractive and easier to sell, but there can be a big difference between improving saleability and actually increasing what a buyer is prepared to pay.

With Acres having sold homes across our local area since 1992, our advice is always to think carefully about what buyers actually want before committing to expensive work.

“One of the most common questions we’re asked is, ‘What should I do to the house before I sell?’ Quite often, the answer is less than people think. Spending £20,000 doesn’t automatically add £20,000 to the value. Sometimes good presentation, sensible maintenance and the right marketing will make far more difference.”

— Nigel Deekes, Partner, Acres

1. Large extensions – bigger isn’t always better

Extra space can be enormously valuable, particularly in popular family areas, but only when it works with the overall balance of the property.

A large extension that creates additional bedrooms but leaves a disproportionately small garden, limited parking or little storage may not achieve the return an owner expects.

Buyers looking for a substantial family home usually expect the outside space and parking to match the size of the house.

The same applies to garage conversions. Additional living accommodation can be attractive, but garages also provide valuable storage for bikes, tools, sports equipment and everything else that comes with family life.

“In Four Oaks and the surrounding areas, buyers looking at larger family homes tend to look at the complete package. Extra accommodation is great, but not if it comes at the expense of a good garden, parking or storage. Getting that balance right is really important.”

— Chris Harvey, Manager, Acres Four Oaks

2. Luxury kitchens and highly personalised interiors

A beautiful kitchen remains one of the strongest features in any home, but there is a difference between quality and extravagance.

An extremely expensive kitchen in a very individual colour or style may be perfect for the current owner but won’t necessarily increase the price by the amount spent.

Buyers can quickly start calculating what it will cost to change something that isn’t to their taste.

If you’re improving a kitchen or bathroom with a future sale in mind, neutral colours, quality fittings and clean lines will generally appeal to the widest audience.

“Sutton Coldfield buyers certainly appreciate a lovely kitchen and bathroom, but they also want to imagine putting their own stamp on a home. Neutral, well-presented interiors tend to photograph beautifully and make it much easier for buyers to picture themselves living there.”

— Laura Hands, Manager, Acres Sutton Coldfield

 

3. Turning bedrooms into specialist rooms

Walk-in wardrobes, cinema rooms, gyms and permanent home offices might suit your lifestyle perfectly, but specialist rooms can sometimes limit a property’s appeal.

Most buyers still begin their search by bedroom numbers, so permanently turning a bedroom into something else can affect how buyers perceive the property.

Flexibility is often more valuable.

A bedroom that can also be shown as a home office, gym or dressing room allows the next owner to decide how they want to use it.

“Around Walmley we have a huge family market, and flexibility is really important. A buyer may love a dressing room, but another family may desperately need that fourth bedroom. Where possible, keeping rooms adaptable normally gives us a wider audience.”

— Matt Tubb, Manager, Acres Walmley

4. Hot tubs, garden bars and other lifestyle additions

Hot tubs, elaborate garden bars and specialist entertainment areas can be great fun and may certainly help a property stand out, but sellers shouldn’t automatically expect buyers to pay significantly more for them.

Some buyers will love them. Others may see maintenance, running costs or something they will eventually need to remove.

This is particularly important when the improvement has taken up a sizeable part of the garden.

“Great Barr has a really varied range of buyers and homes, so broad appeal matters. A fantastic garden bar or hot tub may be a real attraction to one buyer but mean absolutely nothing to the next. Good gardens, parking and well-maintained homes generally appeal to far more people.”

— Chris Deekes, Manager, Acres Great Barr

5. Renewable technology and routine maintenance

Solar panels, batteries, heat pumps and other energy-saving measures are becoming increasingly important to buyers and can certainly make a property more attractive.

However, owners shouldn’t necessarily expect the entire installation cost to be reflected in the eventual selling price.

The same applies to routine maintenance.

Replacing an ageing boiler, repairing windows or addressing roof problems may not dramatically increase a valuation, but it can remove reasons for buyers to negotiate or walk away.

A well-maintained property gives buyers confidence.

So, where should you spend your money?

Often, the simplest improvements make the biggest difference when bringing a property to market.

Fresh decoration, decluttering, tidy gardens, clean windows, good lighting, minor repairs and strong kerb appeal can completely change a buyer’s first impression without costing a fortune.

“After more than three decades selling locally, one thing hasn’t changed – buyers buy with their eyes as well as their heads. A clean, bright, well-presented home that feels cared for will nearly always create a stronger first impression.”

— Nigel Deekes, Partner, Acres

5 improvements that may be worth considering

1. Loft extensions

Where suitable and subject to the necessary permissions, creating accommodation within the roof space can add useful square footage without sacrificing garden or garage space.

2. Off-street parking

Across many parts of Sutton Coldfield and Great Barr, good parking is extremely important. Where practical, creating or improving off-street parking can considerably broaden a property’s appeal.

3. Neutral kitchen and bathroom updates

You don’t necessarily need an expensive complete refit. Fresh, good-quality and neutral improvements can often make a much bigger impact for the money spent.

4. Better-connected living spaces

Opening up smaller rooms can work extremely well, particularly in family homes, provided the layout remains practical and there is still somewhere to escape to when needed.

5. Improving kerb appeal

First impressions really do count.

A freshly painted front door, tidy driveway, attractive planting and a well-maintained exterior can set the tone before a buyer has even stepped through the door.  ( Article Inspiration via Rightmove https://tinyurl.com/4xer28kb )

Thinking of improving before you sell?

Before spending thousands of pounds on your property, speak to your local Acres team. With offices covering Sutton Coldfield, Four Oaks, Walmley and Great Barr, we know what buyers are currently looking for in each of our local markets. 

We’ll happily advise you on what is worth doing, what probably isn’t – and what could help you achieve the very best result when you decide to sell.

If you 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 be

Details

Published: 11 July 2026

Hits: 1610

Interest Rates and the Property Market: The Outlook for the Remainder of 2026

Over the past few years, interest rates have played a major role in shaping the UK property market. Following the rapid increases seen during 2022 and 2023, the Bank of England subsequently began reducing rates as inflationary pressures eased.

However, the economic picture has become more uncertain again during 2026. Although borrowing costs are considerably below their previous peak, inflation remains above the Bank of England’s target, meaning that further interest-rate reductions can no longer be taken for granted.

Homeowners, buyers, landlords and investors are therefore watching the Bank of England closely for indications of what may happen during the remainder of this year and into 2027.

Where Are Interest Rates Now?

As of July 2026, the Bank of England base rate stands at 3.75%. It was held at this level at the Monetary Policy Committee’s meeting on 18 June, with the next interest-rate decision scheduled for 30 July 2026.

This compares with the peak of 5.25% reached in 2023 and represents a meaningful reduction in borrowing costs. Nevertheless, the Bank Rate remains considerably higher than the exceptionally low rates experienced throughout much of the 2010s and during the pandemic.

UK inflation currently stands at approximately 2.8%, remaining above the Bank of England’s 2% target. The Bank expects inflation to remain close to 3% during the third quarter of 2026 and potentially rise to just above 3.25% towards the end of the year.

Consequently, the Bank of England is maintaining a cautious approach. While the possibility of further reductions previously appeared likely, policymakers are now balancing weaker economic growth against continuing inflationary pressures.

The Journey from Rising Rates to Greater Stability

The sharp increase in interest rates during 2022 and 2023 had an immediate effect on the housing market. Mortgage affordability was stretched, monthly repayments increased and many buyers reduced their budgets or temporarily postponed moving.

Lenders also tightened affordability assessments, while homeowners reaching the end of historically inexpensive fixed-rate mortgages faced significantly higher replacement costs.

The effect was particularly noticeable in locations such as Four Oaks, Sutton Coldfield and other higher-value areas of North Birmingham, where purchasers often require larger mortgages. Some prospective buyers adopted a “wait and see” approach, while sellers had to adjust their expectations to reflect changing affordability.

As rates began to fall and mortgage products became more competitive, confidence gradually returned. Buyers and sellers became accustomed to a more normalised interest-rate environment, and the uncertainty that characterised the earlier period started to subside.

Mortgage Rates in 2026

Mortgage rates do not move directly in line with the Bank Rate. They are also influenced by financial-market expectations, government borrowing costs, inflation forecasts, competition between lenders and the individual circumstances of each borrower.

During the spring of 2026, mortgage pricing increased following renewed global and economic uncertainty. Rates subsequently began to ease again as lenders made selective reductions.

At the beginning of June, the average two-year fixed residential mortgage rate was approximately 5.68%, while the average five-year fixed rate was around 5.63%. These are market-wide averages and include products across different deposit levels and borrower circumstances.

More competitive rates remain available to borrowers with larger deposits, strong credit records and lower loan-to-value requirements. Some of the leading mortgage products are available in the mid-to-high 4% range, although arrangement fees and lending conditions must always be considered alongside the headline rate.

First-time buyers with smaller deposits will generally pay more. For example, some of the most competitive two-year products for purchasers with a 10% deposit are presently priced at around 4.7% to 4.8%, while rates for those with only a 5% deposit are generally higher.

Every borrower’s circumstances are different, making professional mortgage advice especially important when comparing rates, fees, incentives and the potential benefits of two-year and five-year fixed arrangements.

The Current Mood in the Property Market

Despite the uncertainty surrounding interest rates, the property market has become noticeably more active as 2026 has progressed.

The year began somewhat slowly, with some buyers remaining cautious about mortgage costs and the broader economic outlook. However, here at Acres, we have subsequently seen a considerable improvement in activity.

Viewing numbers are strong, buyer enquiries have increased and a good number of sales are being agreed across Sutton Coldfield, Four Oaks, Walmley and Great Barr.

Buyers appear increasingly comfortable with the current mortgage environment and are making decisions based on today’s available rates rather than waiting indefinitely for substantially cheaper borrowing.

Affordability remains important, and purchasers continue to be price-conscious. Nevertheless, correctly priced and professionally marketed homes are attracting good levels of interest, with motivated buyers actively searching across a broad range of price points.

What Could Happen to Interest Rates Next?

Predicting interest rates with certainty is never possible, particularly while inflation, energy prices and international events remain volatile.

Earlier expectations that the Bank of England would continue cutting rates throughout 2026 have become less certain. Inflation is currently forecast to remain above target during the second half of the year, and the Bank has made clear that additional reductions are not presently guaranteed.

Many economists now expect the Bank Rate to remain at 3.75% for some time. Some believe it could remain unchanged throughout the remainder of 2026, while financial markets have also considered the possibility of a modest increase should inflation become more persistent.

The Bank of England is likely to assess each decision individually, taking account of inflation, wage growth, employment, economic activity and international energy costs.

The most realistic expectation is therefore not for a rapid return to exceptionally low interest rates, but for a period of relative stability, with only gradual adjustments in either direction as economic conditions become clearer.

Factors That Could Influence the Outlook

Inflation will remain the principal consideration. Should inflation fall more quickly than expected, this could eventually create scope for lower interest rates.

However, persistent wage growth, higher energy prices, global trade disruption and increased business costs could keep inflation above target and potentially delay any further reductions.

Government borrowing costs also influence the mortgage market. Fixed mortgage rates are partly determined by swap rates and financial-market expectations rather than simply by the current Bank Rate. Mortgage rates can therefore rise or fall before the Bank of England makes an official change.

Competition between lenders can still produce attractive short-term opportunities. Individual banks and building societies may reduce rates to meet lending targets, even when the wider interest-rate outlook remains uncertain.

What Does This Mean for Buyers?

Buyers should be cautious about postponing a suitable purchase solely in anticipation of significantly lower mortgage rates.

Rates may reduce in the future, but they could equally remain at their present level or move higher if inflation persists. Waiting for the perfect mortgage rate could mean missing the right home, facing increased buyer competition or paying a higher property price later.

Purchasers who are financially prepared and have a mortgage agreement in principle are in a stronger position to proceed when they find a suitable property.

It is also important to compare the entire mortgage package rather than focusing solely on the advertised rate. Arrangement fees, valuation costs, early repayment charges and the rate payable after the fixed period can all affect the true cost.

What Does This Mean for Sellers?

For sellers, current market conditions remain encouraging.

Although mortgage rates are higher than the unusually low levels of previous years, buyers have largely adjusted their expectations and are actively viewing and purchasing property.

Here at Acres, we are finding sales to be strong, with excellent viewing numbers and many transactions being agreed. The slower beginning to 2026 has given way to a much more positive period of activity.

The longer days, improved weather and gardens looking at their best make this an especially attractive time to launch a property. Sellers can capitalise on the seasonal advantages while benefiting from the healthy number of buyers currently registered and searching through our offices.

Accurate pricing remains essential. Buyers are knowledgeable and sensitive to value, meaning that properties brought to the market at an unrealistic figure can struggle to attract early interest.

A considered pricing strategy, combined with professional photography, detailed floorplans and comprehensive marketing, can generate stronger viewing levels and place sellers in the best position to achieve a successful result.

What Does This Mean for Existing Homeowners?

Homeowners approaching the end of a fixed-rate mortgage should begin reviewing their options well before their current deal expires.

Many lenders allow borrowers to secure a new product several months in advance. Arranging a rate early can provide protection against possible increases while still allowing the borrower to reconsider should a better product become available before completion.

Those moving from an older, lower fixed rate may still experience an increase in monthly repayments. Reviewing the mortgage term, loan amount and available fixed periods with a qualified adviser can help identify the most suitable approach.

Overpaying where permitted, reducing other borrowing and improving the property’s loan-to-value position may also provide access to more competitive products.

Implications for Landlords and Investors

Landlords and property investors must also consider the effect of higher financing costs.

Although rental demand remains strong, mortgage interest, taxation, maintenance and regulatory costs all need to be included when assessing an investment.

Properties in established residential locations close to schools, railway stations and employment centres continue to attract reliable tenant demand. Sutton Coldfield, Four Oaks, Walmley and Great Barr remain popular with families and professionals seeking well-maintained homes with good transport connections.

Investors should base purchasing decisions on realistic rental income and sustainable long-term returns rather than relying solely on future capital growth or anticipated interest-rate reductions.

Implications for the Property Market

If interest rates remain broadly stable, the housing market is likely to continue adjusting positively.

Greater predictability allows buyers to calculate their budgets with more confidence and helps sellers make informed decisions about pricing and onward purchases.

We are unlikely to see the exceptional house-price growth experienced during parts of the pandemic. Instead, the most likely outcome is a more balanced and sustainable market, supported by genuine demand, sensible pricing and borrowing costs that buyers increasingly understand and accept.

Any future reduction in mortgage rates could provide an additional boost to confidence and affordability. However, the current strength in viewing and sales activity demonstrates that the market does not necessarily need ultra-low interest rates to function successfully.

Our View

The interest-rate outlook is more uncertain than it appeared at the beginning of 2026. Inflation remains above target, and further Bank of England rate reductions cannot be assumed.

Nevertheless, there are several reasons for optimism. The Bank Rate is below its previous peak, mortgage lenders continue to compete for business and buyers have adapted to the present borrowing environment.

Most importantly, our experience across the Acres offices is that people are continuing to move. We are seeing strong viewing activity, motivated buyers and a growing number of sales being agreed.

For those considering selling, the combination of active buyer demand, longer days and favourable seasonal presentation makes this an excellent time to bring a property to the market.

Rather than attempting to predict every future interest-rate movement, buyers and sellers should concentrate on their own circumstances, obtain professional financial advice and make decisions based on the opportunities currently available.

Thinking of Moving?

Acres Estate Agents are your local, family-owned and run property experts, serving Sutton Coldfield, Four Oaks, Walmley and Great Barr.

Whether you are buying, selling, renting or investing, our experienced teams can provide honest local advice and professional support throughout your property journey.

To find out how much your home may currently be worth, or to discuss bringing your property to the market, please contact your local Acres office or email This email address is being protected from spambots. You need JavaScript enabled to view it..

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

Your home may be repossessed if you do not keep up repayments on your mortgage.

Thank you for reading and for your continued interest in Acres and our properties for sale.

Nigel and Jayne Deekes
Acres Partners

Details

Published: 12 June 2026

Hits: 850

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

1. Time-saving

We handle all aspects of the rental process, including marketing, viewings, tenant enquiries, referencing, tenancy paperwork and, where instructed, full property management.

2. Expertise

Acres understands the local rental market, current legal obligations and how to price your property competitively and correctly.

3. 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.

4. Tenant screening

We arrange comprehensive referencing and background checks to help reduce the risk of unsuitable tenants.

5. Legal compliance

We help landlords meet their legal obligations, including tenancy agreements, deposit protection, safety certificates and required tenant documentation.

6. Property management

We offer full management services, dealing with maintenance, rent collection, inspections, tenant communication and day-to-day issues.

7. Dispute resolution

If issues arise, we can help mediate between landlord and tenant and aim to resolve matters professionally and efficiently.

8. 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.

Details

Published: 10 June 2026

Hits: 689

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.