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Residential EPC Green Tariffs Tips

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Residential EPC, Green Tariffs & Clever Tips for Energy Efficiency

What is an EPC?

Energy Performance Certificate (EPC) is ultimately a chart clarifying levels of energy efficiency in residential building and its environmental impact. The result is calculated from the amount of energy spend per square meter as well as annual sum of Carbon dioxide emissions.

A professional, “domestic assessor” examines the residence providing certificate credible for 10 years. The 5 degree assessment categorizes energy efficiency in alphabetical order. Scoring “A ” means most effective performance while scoring G alerts the need for an upgrade and improvements. In fact, rating lower than band E classifies as illegal on todays rental market and can result in fines.

The paper will further estimate the cost of energy billing and conclude ways to boost the rating if the results linger on the end of the scale.

The Purpose of EPC

The 21st century is a bind with the phenomena of climate change and “Global Warming” which is further a bind to greenhouse gas emissions. Looking for solutions in reducing carbon emissions, regulations for residential sector were put forward aiming to reduce the negative impact on the climate change.

The Committee on Climate Change proposes that UK can bring it CO2 emissions to almost zero by 2050. This is expected to be achieved via low carbon technologies , changes in industry but it will also require adapted behaviour of public. The recommendations from the Committee include using heat pumps, hydrogen gas boilers and keeping thermostat on lower temperatures even in winter months.

Household emissions in 1990,2017 and 2050

EPC is a must if you are letting or selling your asset. Properties in private rental market are obliged to meet minimal requirements in energy performance. The established efficiency minimum standard qualifies as rating E. Listed buildings or properties with solid walls need to comply with other specific criteria. Failing to meet the legally set norms results in fines as high as £4000.

If you are a landlord of a listed building or a heritage property you can find helpful information on EPC Recommendations in following pdf. Document comments on changes for the envelope, heating, hot water, lighting, renewables and alternative measures.

construction differences between modern and heritage buildings
construction differences

Source: Betterbuildingpartnership

Besides environmental benefits, increased energy performance correlates with decreased monthly spending on energy at the dwelling . Renters and buyers are keen to understand what utility cost implies the use of the property in their interest. Energy efficiency equals cost efficiency and therefore also impacts the property value.

Environmental challenges and the involvement of the government with the matter boosted competition between the energy suppliers in recent years.

“Renewable energy is now a mainstream technology that is cheaper and more advanced than ever – in 2011 clean energy suppliers made up less than 1 per cent of the market, now they account for around 17 per cent of it”, as Alice Cook wrote in December of 2017.

A year later Independent headlined that renewable energy will become cheaper than fossil fuels and become a smart economic choice by the time we approach 2020.

At the beginning of 2018 the cost for fossil fuel power ranged from 4p to 12p per kilowatt hour. “By 2020, IREA predicted renewables will cost between 2p and 7p, with the best onshore wind and solar photovoltaic projects expected to deliver electricity by 2p or less next year.”

Today the best companies don’t only supply 100% of renewable energy but also invest in projects bringing further positive impact on communities and environment.

The EPC Rating Calculation

The UK government has standardized and approved methodologies to survey energy performance of a dwelling. The calculation takes into consideration the type, age, location, size ,condition of the property and standardized assumption about the occupancy. It is based on the energy used for heating, hot water, lighting and ventilation then applies fuel costs to the energy used to produce an overall rating for the property. The rating displays on a scale of 1 to 100.

Getting an EPC

Process of obtaining an EPC is in many ways similar to the one of getting a Property Inventory. After you do your research on pricing, you book an appointment and an assessor will arrive and inspect the property using a software. Only an accredited Domestic Energy Assessor (DEA) or an accredited Home Inspector (HI) can produce your EPC.

The inspection length correlates with the size of the property. You can expect an EPC inspection to last approximately 45-60 min for a 3 bed semi house. The EPCs cost vary according to the provider. Typically you will spend between £60-£120 for the service including the EPC itself. Again, just as with rental inventory, getting an EPC done directly will cost you less than obtaining it via estate agency. EPC register will present you with accredited assessors in your area.

Landlord’s Fast & Smart EPC Improvements

Window & Door draught seals – Excluder tapes can be bought from about £4 (5 meter). Bottom door excluders starts from cca £7. Besides improving energy efficiency and reducing energy bills, using quality door excluders can help with sound insulation and keeping bugs away. Excluders could save you between £20-90 a year on bills. If you decide to draught proof your property keep bathroom doors out of the project. Air circulation in bathroom helps to prevent mildew growth.

Low flow shower head – regular shower head uses almost double the amount of water per minute in comparison to water-saving showerhead. Eco shower heads should be of good quality therefore read the reviews before purchasing. You can find eco shower heads from about £15, those of higher quality from around £30, reviews will help you to understand their functions. Saving should show on water bills mainly.

Electric Shower Is easy to install and runs water effectively. It also suits very well when multiple occupiers takes shower one after another. Electric shower energy efficiency stems from running at lower mains pressure than other systems. It heats up water only when its needed. Saving water and energy makes

Waterproofing/ damproofing wall cream – This invention works as brick sealer and long term damp prevention. Manufacturers claim durability up to 25 years. Besides protecting your walls from penetrating damp resulting in wall mildew, Masonry Cream increases the thermal efficiency of the dwelling which may save about 6% on bills over all. 5L Tub £150. 20L Tub £485.

Most efficient light bulbs – CFLs or LED bulbs use less energy to operate and have longer life spam. Between these two choices Led light are more expensive to buy but over all cheapest to run. LED lights are nearly 90% more efficient than old time incandescent bulb.

Insulating water tanks – Modern tanks comes with insulation already but older tanks will benefit from an extra insulating layer. Poorly insulated tanks loose heat much quicker. The water tank is where heated water waits to be used so keeping it at optimal temperature helps reducing energy cost.

Air fan instead of air conditioning. UK climate has usually mild summers and therefore installing air-conditioning may be unnecessary and more expensive. A ceiling fan will save lots on bills as it uses approximately as much electricity as a regular light bulb. The breeze it produces helps to feel cooler by several degrees. An attic air fan strategically blows warm air out of the property. In the winter it can push the warm air lingering near ceiling lower. Top reviews for ceiling fans in 2019 include pros and cons of described units.

Cellular shades have insulating characteristics. They will help reduce the bills and increase the energy performance of the property by keeping a buffer between outside and the inside. Cellular shades have single, double and triple cell design.

Magnetic secondary glazing. This is a cheaper way of insulating windows, reducing noise, condensation, heat loss and consequently energy bills. [Magnetic secondary glazing](Self-adhesive magnetic strips (coloured to match the window frame) are attached to the perimeter of the window frame – these are permanent, but since the colour matches the window frame, when the panel is not in place you shouldn’t be able to see them.) applies self-adhesive magnetic strips on the window frame, easy to install the panels and remove. Made measure to fit allows to match the needs of your home.

Window film ( Thermal window film / Low-E widow film) – Low emissivity film prevents the heat penetrating the glazing and it also restricts the UV rays from entering the interior. Does it really work? Naturally not as efficient as deep insulating solutions window film does have some effect on heat loss and heat restrain during seasons. Listed buildings are known to try the window film insulation strategy.

Insulating fire place. Particularly houses with multiple fireplaces as part of their structure benefits from Insulation. They are multiple options in ways to insulate the fireplace such as using chimney balloon or a chimney sheep excluder. Average cost £25.

Smart home devices – enable the home occupier to control the devices from the app on their phone remotely. The smart light bulbs, smart thermostat , smart switches , plugs etc. are giving you the benefit of control on a go. Being able to turn smart home devices on & off on demand will increase the energy performance and cut costs on the bills. Prices vary according to the item and the smart home eco system (the branding) of your choice.

Landlord’s Deep & Enduring EPC Improvements

ECO Washer Dryer – As inventory clerks we see landlords & tenants struggling with condensation, mildew and damp on daily basis. Although it is still preferable to dry cloths outside from an environmental perspective, this not an option for everyone. A good quality new generation washer dryer combo should be considered. “The highest energy rating for washing machines is A +++, with most being A+. However, as the dryer function consumes a lot of energy, most combos are rated “A”.” Beko WDR7543121B 7Kg / 5Kg cost around £400 and has energy rating A as most of the more expensive combos on the market.

Insulating Loft & Roof– About quarter of the heat is lost via roof. Insulating loft will make a difference in the energy performance of the house. It will reduce carbon footprint, will in crease the property value and gradually increase savings on bills. A semi detached house with insulated loft (270mm) will safe around £140 on bills a year and reduce carbon emissions by 580kg. The cost for such installment is cca £300.

Insulating a house can be done in several ways, in line with your needs and budget. Most heat is lost via roof and walls and then considerable amount via windows doors and floor. Insulating some of these can make a massive difference.

EPC Improvements with House Insulation
EPC Improvements with House Insulation

Source: Calderdale.gov.uk

Insulating Floors – Floor insulation is another way to increase the energy performance, but it is more costly in compare to loft insulation. Cost depends on size and type of flooring . Saving wont probably get higher than £65 a year (detached house). However if you are a DIY lover this is a great way to reduce carbon footprint and increase the comfort of your home. Professional installation starts from £770, DIY may be managed under £150. Gained CO2 reduction up to 290kg a year (detached house).

Boiler upgrade – Boilers that are older than 15 years are now very inefficient in compare to the modern boiler generation. A- rated boilers are a generation of boilers are over 90% efficient which is 25% better than G -rated boiler, for illustration. A new boiler costs around £2000 and its installation increases the price.

Double & Triple glazed windows – are having a great impact on energy performance of the property. Investing into double glazing can reduce yearly energy bills up to £175. The cost of energy efficient windows depends on material used. UPVC is cheapest and wood the most expensive.

Internal wall insulation. It is believed that about 45% of the heat from home can escape via walls. This depends on type of walls you are having as well as the size of your asset. Internal Insulation of a semi detached house may cost between £3,500 -13 000. Insulating walls internally is a cheaper way in compare to external wall insulation. On the other hand you will have to bear with the procedure. Internal insulation will also slightly reduce your floor plan values.

External wall Insulation – generally one of the most expensive solutions but at the same time, very effective. Life can carry on undisturbed while undertaking the installation and property does not loose any space on the inside. A regular detached household could save around £450 on bills annually (similarly with internal insulation). The cost of external insulation ranges from £5 000 -15 000.

BMS Systems – Building management systems use sensors and wifi system to collect and act on the data. It is believed to be the most efficient method to monitor and run a building. Usually catching interest of developers but there are products for small homes as well. Low cost building management system may deliver saving about 20-30% on bills.

Eco heating systems Getting a Solar water heating or Air Source Heat Pump could be beneficial if it suits your home. It wont be cheaper than several thousand pounds but it will be saving you several hundreds pounds yearly. Ground source heat pumps and wood fuelled heating systems are further options in transferring your home into an eco habitat but it will require an investment over £12 000. Annual saving around £600.

The following chart illustrates return on investment in relation to time for a particular energy efficiency improvement. Products such as Led lights or BSM systems gained popularity due their affordability and electrical savings. But products such as EndoTherm, similar to chemical inhibitors is efficient for gas and heating savings.

EPC return on investment on energy efficiency improvements
EPC return on investment on energy efficiency improvements

Source: EndoTherm

Tenant’s Clever EPC Improvements

Eco Kettle – Is one the recent hot inventions. Some of the producers claim their eco kettles use about 30% less energy and help to reduce CO2 emissions. Other way to reduce the energy spending using a kettle is to boil only the amount of water you are using each time.

Washing your cloths on cold water cycle. Unless you have oil staining to your laundry you can wash your cloths on low temperatures, the detergent will do its job.

Use cord extensions with a switch – for instance – having plugged a kettle , a toaster , a microwave and and a coffee machine in multipoint extension and switching it off after your morning routine will gradually save you money. 

Eco kitchen gadgets – getting eco friendly alternatives to your cooking kingdom is not difficult these days. Most of the items are higher quality and reasonably priced.

Air dry cloths – this one is tricky, cause UK homes suffers on condensation as well. If you have a laundry dryer which is letting the steam out of the property – it is most likely there to prevent mildew growth. However it does have large impact on the energy spending. If you have a garden and there is good weather, drying your laundry out will have an positive impact on you savings as well as on the environment. When drying your laundry indoors make sure you air the property regularly. 

Be water conscious. Turn off water while brushing teeth, shaving, shampooing, or while soaping dishes. Avoid washing clothes half -load and don’t boil excessive amounts of water you will only let down the drain or cool down and re-boil again.

Chemical inhibitors for heating systems. These household helpers prevent building up the sludge inside radiators prohibiting them to optimally function. Maintaining the radiators fit help to run the property more energy and cost efficient. Performing the task can be a DIY job, inhibitor’s cost starts at £13.

Green tariff energy suppliers

All power in UK comes through one National Grid which ultimately means the gas and electricity in your home wont be green energy. Suppliers offering green tariffs are though committed to buy an equivalent amount of gas or electricity you use home from renewable sources.

Co-op – is a standard supplier, but also offers a Green Pioneer tariff providing you with 100% renewable electric energy.

Npower – with this company you are able to match all electricity and 15% of the gas you use by buying the same amount of renewable energy.

Octopus- harvest 96% of its electricity from solar farms and anaerobic digestion sites. The rest is gained from coal and natural gas. Octopus is offering a tariff that uses 100% renewable energy.

Ovo – achieved so far 64.7% renewable energy and 35. 3% comes from nuclear sources. Regular tariff with Ovo guarantee a min of 33% renewable electricity. A monthly investment of £5 will shoot to 100% renewable electricity on your tariff and plant 5 trees.

Top 5 Gas & Electricity deals at the start of 2019

Considering yourself a medium amount energy consumer, further reading suggests how much money could you be saving on energies per year.

Following quotes are displaying annual cost per tariff and an average saving amount compared with the price cup. A price cup for medium user equals £1,137 per year. Tariff exit fees (TEF) apply and vary from £0 to £30 per fuel type on listed contracts.

Green Network Energy offers an 18 month fixed contract ( GNE Exclusive Saver) which will cost you £878 a year. Potential annual saving £259. TEF £25

Utility Point. Choosing Up energy Saver contracts you for 12 months at £903 per annum. Potential 12 month saving £234. TEF £30

Octopus Energy advertises yearly price of £968 for an Exclusive Octopus 12 month fixed tariff. The potential yearly saving could reach £169. TEF £0

Toto Energy yearly bill for weflip New Year Saver comes to £980. Potential 12 month savings £157. TEF £0

Eon can supply you with energy for £980 a year on a 12 month fixed contract ( 1-Year exclusive November 2018) saving you up to £157 in 12 months. TEF £25.

The following chart displays the companies who’s customers gave the most positive feedback. Rating is based on bill accuracy, customer service, complaints handling, value for money and help to understand and reduce the energy use.

Top 5 Energy providers 2019 against Customer Satisfaction

Source: Which?2019

Making home improvements brings financial strain and professional landlords feel anxious about spending higher amounts of money. Government setting minimal EPC requirements is pushing landlords to consider ways of upgrading their asset. This is were Property Inventory Services will help you to safeguard your investment. Items such as walls, windows (and number of glazing), boilers, thermostats, water tanks, kitchen white goods, radiator controls are all usually noted in property inventory reports. Kitchen appliances have photographed serial numbers where possible so to ensure that records are accurate. Having done a quality Inventory Check In should serve the landlord as insurance in case of any harm to occur.

Tenants who intend to rent for longer may request permission to make some small improvements too. If you trust your tenants, this may be beneficial overall for everyone. Nevertheless you should always be aware and happy with the changes proposed. This includes the way of application.

Making expensive upgrades between tenancies may enable you to request higher rent to offset the cost. Given the tenant accepts the rental amount it is unlikely they will jump ship soon. On the other hand raising rent may cause just that.

We hope we have offered you a spectrum of choices in order to boost the energy performance of your asset. If you go ahead with any of these we will be most delighted to learn what difference it made. Don’t hesitate to share your experience!

Impact of the Elizabeth line on the London Housing Market

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Build it and they will come. That’s the very assumption that supporters of the new Crossrail train line in London are banking on. According to Laura Bliss of CityLab,

“in transportation planning, the logic is pretty consistent: build a rapid transit station, and land values are supposed to jump up.”

The new rail line already has many anticipated benefits including higher property values, better public awareness of more historic and unfashionable areas, and reliable commuter access, with a reduction in travel times.

The first study for the project was published in November 2000 by London East-West outlining the scope and impact the system may have on the outlying communities, but it wasn’t until May 2009 that the initial construction phasing actually began. Several issues over the last 9-10 years have delayed completion, including the failure of voltage systems as well as setbacks due to tunneling issues. Station delays have also contributed to pushing the project past its original completion date2.

The most recent delay in 2018 pushed the opening date to fall 2019, and further budgetary issues and testing required has a target for the end of 2020 before the line is fully operational4.

While many rejoice the benefits of the system, the cost of the project has been a large overlay to the city’s continuous plan for urban redevelopments and regeneration. The project has left a large hole in Transport for London’s budget, which stands around ￡1 billion, with overall projected completion cost of￡17.6 billion.

Still, the economic growth in the capital is highly influenced by transport planning  and the new Crossrail is no exception3.

“London’s greatest successes have been catalytic projects within the existing city fabric that the public realm while generating new developments that attract new residents and jobs,”

What is the Elizabeth Line?

The Elizabeth line is a new commuter rail system and route that covers roughly 73 miles of track, of which 13 miles will run underground. While in its construction phases, the line is being referred to as the Crossrail, but will ultimately be named in honor of Queen Elizabeth II at the culmination of the project. In continuation of that theme, the line will toute a royal purple color scheme, adding to an already vivid spectrum to London’s cartographic tube design.

There are expected to be 24 trains an hour that will connect commuters as far as Reading in the west, to central London, before continuing eastward toward Essex. Out of the 41 stations, 10 will be brand new, with some of the central stops to overlap with the Central line in hopes of alleviating traffic during the busier service times4.

As previously stated, the project was proposed in November of 2000 with its first study
published regarding the impact of the line, both beneficial and adverse, including a proposed timeline for completion. Out of the proposal emerged the Cross London Rail Links organization, a joint venture between the Strategic Rail Authority and Transport for London.

After the organization received approval, construction was able to commence in May of 2009. Consequently, after several delays and budgetary snafus, the line is confirmed to be fully operational by the end of 2020. Delays are estimated to be costing roughly ￡30 million a week forcing the organization to tap into emergency funding.

Commuters can expect an increase in carrying capacity of about 10% to the overall capital network, with a reduction in energy consumption by around 30% for the new carriages. Other amenities include free Wi-Fi and 4G connection. Seating will include more room around window spaces and accessible features for physically disabled patrons.

Elizabeth line map
Elizabeth line map

Figure 1 – Elizabeth Line Map4

Source: Transport for London

How Will the Line Effect Housing Prices?

With the completion of the Elizabeth line to occur in the near future, homeowners are already seeing a positive impact to their property values and new homebuyers specifically are excited as the project has opened up more alternative purchasing possibilities than the saturated central London market.

“Houses currently located near train stations in central London are very expesive” and, consequently, this has left many first time homebuyers looking further outward, away from the city and towards the western and eastern outlying neighborhoods for affordable housing options. These outlying homes will now have access to reliable public transit, thanks to the Elizabeth line, providing added value for new buyers and existing homeowners.

As newer rail systems, like the Elizabeth line, can cut down on commutes, more and more citizens will move outward from the city. Planners predict that around 1.5 million more people will be living within 45 minutes of central London. As the demand for housing near stations intensifies, property values will continue to rise.

Data shows that between December 2008 and December 2018, the average property selling price in London, overall property types (detached, semi, terraces, and flats), increased over 90% from £357,828 to £680,196. Terrace and flat properties were impacted the most, with detached the least affected. Median housing prices also increased as a result, with the average flat costing £457,500.

An uptick in property values over this period could be directly correlated with the installation of this new transit infrastructure, which is now loosely being referred to as the “Crossrail effect.” Over the last two years specifically, price growth has been significant. Along the eastern side of the new Crossrail route, growth around 12 of the 21 stations has been around 20%. Essex, in particular, appears to be one of the faster-growing areas. Shenfield appears to be a “popular choice with families moving out of more central parts of east London in search of larger homes, great schools, and a quieter way of life…” Being more on the expensive side, properties can go for between £800,000 and 900,000 for a 20-25 year old four bedroom house8.

In central London, housing prices remain trending in a positive trajectory, however, growth has not been as explosive as some of the other outlying regions. The new Elizabeth line has pulled buyers from more satured (and expensive) areas in the city toward more affordable housing in bordering neighborhoods that are becoming the new hotspots for the next generation of home buyers and real estate investors.
John Goodall, chielf executive of Landbay mentions that “infrastructure is a key driver of tenant demand, so rents and property prices along the planned line quickly followed suit7.”

Plans for a Crossrail 2 were announced in 2013 and were also met with favorable sentiments. However, talks of delays for this project have also caused scrutiny by tenents and actually negatively impacted growth (in the short term). Much like the Elizabeth line, delays could provide opportunities that investors can leverage. Investors can expect that once issues with the project begin to resolve, with completion becoming more likely, prices will gradually start to increase again.

In essence, landlords should also be optimistic of the overall project. Rob Bence of The
Proeprty Hub reminds us to keep in mind that with “property prices and major infrastructure, there are usually two spkies – one after the initial announcement and one on completion7.”

Outside of these spikes, overall value of this infrastructure will continue to drive positive price growth in housing prices for years to come.
If you are an investor looking to tap into this explosive market, consider Pixel for your inventory reporting needs. Pixel provides reliable and fast inventory services in the greater London and surrounding areas, covering all London postcodes. Tey offer 24/7 booking online and tailored clerk access arranged around your needs, with a 48 hour turn around.

Summary

The Elizabeth line has been a tremendous undertaking with a high price tag. The ￡17.6 billion esimtate completion cost for the project has come at a great expense, with ongoing delays pushing the cost, of both time and money, higher and higher. However, the billions spent will ultimately help propel growth in the housing market, acting as a powerful regenerative force for the city.

As commuters find that travel times decrease, new buyers will see good value in buying homes in the new upincoming epicenters along the route. Essex is poised to continue growing at rapid rates and other areas are following suit. Thus, not only has the line had a postive impact on housing prices, it is impacting the public awarness of areas that may have been historically overlooked by new buyers.

House hunters should continue to look at the new system as an opportunity to invest in the surrounding real estate market. Once completed, another initial pop in housing prices should occur, followed by steady growth for the forseeable future. Housing prices have already experienced benefits from the line, which hasn’t even been completed yet.

Furthermore, as this new transit infrastructure proves successful, other similar major infrastructure projects present future investment opportunities. A Crossrail 2 has already been proposed and set in motion.
However, patience and timing may be the key in consideration of all the issues the came up with the first project. Nevertheless, if the project does come to fruition, property owners can expect to see similar “Crossrail effects.”

Sources

1 Bliss, L., Bliss, L., & CityLab. (2016, April 26). The Tricky Relationship Between Transit and Land Value. Retrieved April 2, 2019, from

https://www.citylab.com/transportation/2016/04/transit-station-property-value-study/479730/

2 17 September, 2. B. (n.d.). Crossrail timeline | Looking back at 18 years of ups and downs. Retrieved April 2, 2019, from
https://www.newcivilengineer.com/latest/crossrail-timeline-looking-back-at-18-years-of-ups-and-downs/10035154.article

3 London’s Large-scale Regeneration Projects Offer Community Benefits. (n.d.). Retrieved April 2, 2019, from
https://www.lincolninst.edu/publications/articles/londons-large-scale-regeneration-projects-offer-community-benefits

4 Elizabeth Line: When will it open and how much will it cost? (n.d.). Retrieved April 2, 2019, from
https://www.theweek.co.uk/81688/when-will-the-elizabeth-line-launch-and-how-much-will-it-cost

5 Boulden, J. (2017, December 25). What London’s new Tube line means for city’s house prices. Retrieved April 2, 2019, from
https://www.cnn.com/2017/12/22/europe/london-crossrail-elizabeth-line-property-prices-one-square-meter/index.html

6 House Prices Report for London – December 2008 to December 2018. (n.d.). Retrieved April 2, 2019, from
https://www.home.co.uk/guides/house_prices_report.htm?location=london&startmonth=12&startyear=2008&endmonth=12&endyear=2018

7 Hall, Z. D. (2017, November 24). What impact will Crossrail have on the London property market? Retrieved April 2, 2019, from
https://www.telegraph.co.uk/property/landlord-guide/crossrail-effect-on-london-property-market/

8 Bloomfield, R. (2018, April 11). The key locations on Crossrail’s eastern section. Retrieved April 2, 2019, from
https://www.homesandproperty.co.uk/property-news/the-crossrail-route-broken-down-for-house-hunters-a118936.html

Curtains Blinds and Property Inventory

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Curtains or Blinds ?

When it comes to renting, curtains and blinds can make a difference in how quickly you get new tenants into the property. Even unfurnished properties are better off with curtain poles or track set up. This article covers common choices for curtains and includes tips.

Nobody is keen on being being woken up unintentionally by sunrise in their new home after all the money spent on deposit and rent!

You may have your own preferences but here are several things to consider:

  1. Basement and ground floor flats are usually slightly more exposed to humidity and therefore blinds may suit better than curtains.
  2. If you have single glazed windows at your property, thicker thermal curtains may keep your tenants happier as they block the breeze out.
  3. The 21st century became a century of allergies. Unless you are flexible, choosing curtains may exclude your property from the consideration of tenants who suffer dust and pollen allergies.
  4. If you are installing blinds with cord controls you should make sure that you implement safety brackets too.
  5. If you have radiators right below windows, curtains should be able to withhold humid and cold periods better. At the same time they should be matching the window length to prevent blocking the radiator. When we do Check Out Reports, tenants sometimes comment on energy bills when curtains restrict the flow of heat.
  6. If you are a pet friendly letting, make sure you chose cordless design, robust material and complete window coverage as this will provide more safety for the pet as well as prolong the life of your widow dressing.
  7. Net curtains usually have a short life expectancy, budget versions won’t serve longer than a year.
  8. Silk curtains may rot in moist environments.
  9. Strong coloured curtains will fade in colour. Keep this in mind when dressing a south – facing room.
  10. Un-lined curtains works best in combination with blinds. Combining curtains with a blind helps to insulate draughty windows.

Your presentation of window dressing surely reflect the type of tenant you want to attract.

Curtains generally create a more traditional atmosphere, adding pelmets and curtain tie backs will evoke more of a formal setting.

Blinds are associated with modern designs and can have a simple or very sophisticated look. In property inventory we often see the choice of white wooden shutters which are representation of elegant simplicity.

Either way there is rich pool of options and each comes with some advantages and disadvantages.

Let’s look at curtains first

In the world of curtains you can indulge in colours, fabrics and headings as well. Usually in design, one is aiming for a good balance of choices to provide a pleasant feel.

Curtains can change the sense of the room significantly. Simply arranged rooms with clean lines and light colours will benefit from more dramatic window dressing. Rooms which have a lot going on in terms of furnishings and decorations can benefit from a simple choice of curtains.

A Quick guide to types of curtains

Curtains on poles

Eyelet curtains are easy to manipulate, hang up or down and good to wash or dry clean. No worries about the rail rings or safety brackets. At the same time these curtains will be touched all the time and there is a higher risk of staining.

Pencil Pleat curtains are an alternative for a more elaborate look, however when we do inventory inspections we see badly hung curtains due to missing rings, hooks stretched, torn pin pockets or fraying etc.

Curtain hooks stretched
Curtain hooks stretched
Pleated curtains with cord control
Pleated curtains with cord control

Tab Top curtains require no pins, hooks or rings as the pole comes through the tabs. These are often more difficult to operate requiring more patience, unless tabs are made from synthetic easy to slide fabric.

Tab Top Curtains
Tab Top Curtains

TIP: You can employ a rod lead in order to minimise touching and consequently staining of the curtains.

Curtains on Tracks

Curtains on tracks will require the installation of cord controls. This is a generally good choice if you make sure that the brackets are not plastic but heavy duty, sturdy ones. Sturdy brackets should be considered especially if you may be letting your property to families with young children or young adults, who just fled the parental nest. An inevitable cause is that the cords will get discolored which is a trade off for clean curtains.

TIP: Opt for loose cord controls with light beads to avoid bruising of the walls. These operates on the same principle as blind cords. However keep in mind the blind regulations from 2014 and ensure that the cords are at least 1.5 meters above the ground at all times.

Curtains with Accessories

Pelmet, valance or cornice is a concealment of curtain fixtures. While pelmet and valance are made of fabric, cornice is a wooden decorative moulding covering the curtain fixtures.

Curtain tie backs.

Loose tiebacks can be very aesthetic and pleasant to look at, if they match and complement the curtain itself. However it is not unusual to note in the inventory report only one. Installing a metal tie back can be more practical. Choose a good quality one as we do see occasionally tie backs with missing finials, crystal beads, etc.

Curtain Tie Back Missing a Bead
Curtain Tie Back Missing a Bead

See-through Curtains

Net curtains, Voile and Lace curtains are likely seen in kitchens and reception areas allowing enough light to enter the room while providing desired privacy. Cheaper than block outs and usually washable comfortably at home these may be a great option. However, ground floor apartments and properties with full length windows may need to be complemented with additional dressings.

TIP: An alternative to net curtains in the kitchen or bathroom can be frosted film. Less staining, tears and built up dust would be trade off for a view.

In terms of budget

The priorities and budgeting can easily change and often final touches to window dressing are at the bottom of the list. Either way, you should not compromise on curtains in bedrooms. Quality sleep in a room with well blocked out light will prevent tenants finding additional solutions to block the light. Inspecting the properties, we see velcro stuck on window frames in attempts resolve such issues.

TIP: Washable eye led curtains represents probably the most practical option in terms of operation and maintenance

Curtain Cleaning and Maintenance

Below are some cleaning and maintenance points to note:

  1. To avoid smells, make sure you close the door when cooking
  2. To prolong freshness, air the curtains occasionally for a couple of hours.
  3. You can vacuum curtains regularly on lower speed using soft brush.
  4. Curtains that are safe to wash in washing machine should always be washed on delicate and low temperature settings with slow spin. Do not wash the curtains too fervently.
  5. Never put curtains in dryer as this will shrink them.
  6. If curtains can not be washed they usually need to be professionally steam cleaned or dry cleaned.
  7. You can lightly brush your curtains / blinds manually from time to time. Make sure you have dedicated clean brush for this purpose only.
  8. Always proceed top to bottom and make sure you are not at risk of harming yourself by falling, slipping, etc.
  9. Airing the property regularly will help in the prevention of mould growth.
  10. Make sure all window fixtures are sturdy and well fitted to prevent injuries.
Mildew to Reverse Side Of curtains
Mildew to reverse side of curtains
IMG-507794a2669311dfc015616ebb369b0d-V.jpg
Mildew to reverse side of curtains

Lets Consider Window Blinds

As simple as it is, blinds are a newer concept than curtains although shutters have been around for a while. The modern concept of blinds is tied to the fact that usually blinds allow for more control over exposure or blocking light. Furthermore they are easier to maintain in clean state as long as they are regularly dusted. In consequence, they are more resilient against smells and germs. One of the tech wild revolutions is the motorized blinds. Operated via remote control they provide safer environment for families and households with pets.

A Quick guide to types of blinds

Something between curtains and blinds would be a Roman or Swedish blind. Both are fabric blinds the difference is in the way they roll up. Sometimes they can be quite heavy, but really stand out if you have 2 smaller windows next to each other. Roman blinds will need to have the cords changed in time as they will fray. Swedish blinds can become quite fiddly if in constant use.

TIP: Roman blinds can work well in south – facing rooms with high light exposure, they never roll up completely and will always cover the top of the window. Double lining will reduce the fading in colour.

Roller blinds are the definition of practical. Widely versatile they come in various colours patterns and textures making these blinds very universal. A good quality roller blind is easy to operate and vinyl makes it easy to clean.

Roller blinds and large windows
Roller blinds on large windows

TIP: Roller blind is always a better option than a slatted one if you have obscure access to the window. Leaning over furnishings to access the window will increase the risk of damaging slatted blinds. If you are choosing blind with chain, always go for the metal chain control. Roller blinds can get jammed and plastic chains get easily torn etc.

Venetian and Vertical blinds provide you with the highest level of controlling the exposure to light. Blinds can partially or fully cover the window and at the same time the adjustable angle on slats can ensure that you are getting some light in while reducing the colour fading on items in the property.

Lightweight specialist Venetian blinds
Lightweight specialist Venetian blinds
Vertical blinds
Vertical blinds

Venetian blinds are now available in various materials and colours. Keep in mind that dark wooden slatted blinds can get water stained on a rainy day when your tenant forgets to close the window.

Water stained blind
Water stained blind
Water stained blind

Thermal blinds can be Cellular blinds. Also known as Honeycomb blinds are made from continuous pieces of fabric and can be single or double celled. They either fold or roll up and are popular for their energy efficient feature -incorporated air pockets which create a layer of insulation between the window and the room’s ambient temperature. This could contribute significantly to the EPC rating achieved.

Clip-In blinds are installed onto the window, without interfering with the frame. No cords, chains, remote controls but a simple pull down. Silhouette blinds can be easily controlled by a single cord allowing the tilt of the blind to be adjustable according to preference.

Shutters are one of the more pricey alternatives in window dressing. Made out of solid wood, usually made to measure and are a more durable, stylish and efficient product. They also provide a sound insulation.

Shutters on Large windows
Shutters on Large windows

Skylight blinds are essentially pull down blinds, however they can be operated via remote control using wifi, motorisation or solar energy.

Blind Cleaning and Maintenance points

Below are some cleaning and maintenance points to note:

  1. Dust your blinds regularly to avoid built up dust. Fabric blinds can be vacuumed on lower speed with soft brush.
  2. A hair dryer can be used to blow off dust from pleated blinds. Make sure you have low heat setting and maintain a 15-20cm distance between the appliance and the blind.
  3. Avoid the practice of open window – blind down. Dust and dirt sitting on the blind will become moist or wet when raining. At best it can make the cleaning more difficult, at worst you will end up with stained blinds.
  4. Never attempt to open or close the window while the blind is down. This will inevitably lead to damage to slats.
  5. You can lightly brush your curtains / blinds manually from time to time. Make sure you have a dedicated clean brush for this purpose only.
  6. Some fabric blinds, including some vertical blinds can be washed in washing machine on gentle program. Always check the manufacturer instruction.
  7. When wiping blinds, they should always be dusted first. Use only gentle detergent and damp not wet cloth during the procedure.
  8. Vinyl blinds can be washed with sponge and gentle detergent. Do not apply a lot of pressure.
  9. Always proceed top to bottom and make sure you are not at risk of harming yourself by falling, slipping, etc.
  10. Allow for enough ventilation to prevent the growth of mould.
Damage to aluminium slatted blinds
Damage to aluminium slatted blinds
Damage_to_aluminium_slatted_blinds.jpg
Damage to aluminium slatted blinds
Damage to aluminium slatted blinds.jpg
Damage to aluminium slatted blinds

In Summary

Curtains versus blinds in rented accommodation, is simply not the right way to conclude. Both have advantages and disadvantages and it is up to you decide what suits your asset, your budget and the profile of your tenants the best.

What is a Property Inventory Report?

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A Property inventory is a detailed inspection of a property describing all the contents within & their condition as seen. The details recorded in the inspection is known as the the Inventory Report. This article will help to dispel the property inventory report, the types of reports, and surrounding topics.

First let’s start by defining a Property Inventory report and who typically uses or needs a property Inventory report.

What is a Property Inventory Report?

A property inventory report is compiled from an inspection of the property resulting in a report normally performed by a trained and accredited inventory clerk. The report contains descriptions and conditions of all items in the property (fixed and movable) sometimes referred to as fixtures and fittings. The state of these are always noted as seen at the time of the appointment.

Property inventory reports are typically used as an accompanying document to short hold tenancy agreements. A property inventory report serves as a benchmark for all parties going into the tenancy agreement. It can be seen as a reference document to be used come the end of the tenancy agreement.

The lettings market has seen a relatively recent rise in the number of property inventory reports produced and related services. This can be attributed to the introduction of multiple government backed tenancy deposit protection (TDP) schemes. The schemes will provide a third party adjudicator should a disagreement arise

What is included in a property inventory report ?

All meter readings, keys, smoke and carbon monoxide detectors are detailed where possible and all descriptions are usually accompanied with dated photographs. Inspections usually include the garden and any outbuildings which will be also captured in the report. This detailed document enables accurate assessments to be made about damage and cleaning issues liable to the tenant or landlord.

A Meter Reading from an Inventory Rerport
Meter readings are captured where possible

Why have a property inventory report ?

According the the national association of inventory professionals,

“Should there be an end of tenancy dispute the inventory will be used as the primary piece of evidence by deposit scheme arbitrators or in a court of law”

A spokesperson for Arla Property mark states,

“A detailed inventory will help avoid disputes, whilst any such dispute that does arise about missing contents or condition of the property at the end of the tenancy can be more easily resolve“

In addition there has been introduction of rental legislations passed, governing multiple areas including but not limited to smoke and carbon monoxide alarm regulations and fair wear and tear.

These new  regulations extend the existing requirements for annual Gas safety, Electrical safety, Legionella safety, HMO licensing etc.

Evidence of the necessary Gas Safety certificates and other documents is often captured in the Inventory report. Therefore the inventory report demonstrates evidence of compliance and provides signed confirmation from all parties.

In short, a property inventory report signed and accepted by all parties, helps to demonstrate evidence of compliance with regards to these types of regulations. 

Check List from a Check out Report
Reports can include check lists and details of smoke alarm testing and evidence of compliance

Rental Insurance schemes

Recently we have seen emerging new rental insurance schemes offered to the tenants regarding deposit free lettings. The alternative to the security deposit is a rental insurance which can provide cover twice as high as the deposit. An inventory Report is a crucial part of the process in making a claim.

What could cause a tenancy dispute?

The possibilities to end up in a tenancy dispute are rather surprisingly high. Different views on wear and tear, unauthorised pet keeping, odours, outstanding utility bills, issues with cleanliness, vacating the property late etc. The TDS have a library of short and full length case studies on disputes handled. You can pick your read of the case studies on their website according to the relevant dispute category.

How much detail is in the Inventory Report?

Inventories vary greatly in level of detail they present, in style, in format and structure. There are tick box formats and simplified forms which omit the descriptions of items but indicate cleanliness, damage and working order. Then there are comprehensive reports. These have dedicated sections for item description, condition and photograph. They usually include the Schedule of Condition – a statement about the overall condition of the property.

schedule of condition
Reports should include a Schedule of Condition – a statement about the overall condition of the property.

What to expect from a Comprehensive inventory report?

Even comprehensive report can vary significantly in their presentation. The best way to choose is to request a Sample Report and book according to your own needs. In general there are certain things that every inventory report should have.

Some reports will just about qualify as detailed, others will be very detailed or lengthy.

Details the comprehensive reports may capture.

Hairline cracks in walls and ceilings may be noted – but it is generally hardly something that a tenant will cause. On the other hand – curtain poles should be stated if with finials or not, radiators if with controls or not etc.

Some providers refer to conditions more generically than others. It is unfortunate when pinhead chips to flooring or worktop were not spotted at Check In but are noted at Check out. This is why both parties should be allowed 5-7 days from receiving the Check In Inventory report to add comments with photographic evidence. 

The opportunity for the tenant and landlord to check the report, approve it or amend it is rather fair and what’s more it prevents disputes.

An Inventory report should be a fair and empowering tool preventing rental disputes.

Why it can be helpful to provide tenant and Landlord details ?

It is useful to provide your inventory clerk with the tenants names and details. Surely you can forward the report to them yourself, but don’t forget they have 5-7 days to approve it – from the time they receive the inventory report, not from the time it was produced. If the inventory clerks possess the tenant details, the report is delivered to all parties as soon as its produced.

Is it possible to extend details in the Inventory Report?

This varies by service provider meaning the levels of detail in your report is possible to extend. Many companies like Pixel Inventory will have extras to offer. If you have a brand new property with full on brand new appliances you may consider purchasing a Checklist noting in writing serial numbers of all appliances within your asset.

Decorating your apartment with branded vases, sculptures, canvas or presenting it with fine china dinnerware may lead you to consider discussing a quote for extra items to be noted in detail.

On the contrary some items have relatively short life span and if in use already it is unnecessary to note them in great detail.

Choosing extra property inventory report services
consider discussing a quote for extra items to be noted in detail.

What Code of ethics do trained inventory clerks follow?

Property Inventory is performed usually on the basis of a sole worker in the private space of someones home. All inventory clerks are therefore required to hold personal liability and professional indemnity insurance. Some providers will request from the clerks a criminal record check. All Pixel Inventory clerks have personal indemnity and public liability insurance. Beside this, you can find Code of Practice for Property Inventory Providers on the Arla Property Mark website

There are several association including but not limited to the AIIC and ARLA that outline standards of practice as guidelines for property inventory clerks.

The Association Of Independent Inventory Clerks AIIC logoARLA Inventories logo

Inspections are normally performed by a trained and accredited inventory clerk.

What is a Check In?

The main purpose of Check In is to inform the tenant about the Inventory Inspection which just took place and often hand them the keys to the property. Pixel Inventory will Check-in the tenants at the end of the inspection, when the clerk has become familiar with the state of the property.

What Is a Check Out Report?

Check Out Report is directly produced off the back of the Original Inventory from the start of the tenancy. The Inspector compares the conditions of the items at the Check In with their condition at the Check Out. Changes are noted and responsibilities are appointed. This is accompanied with photographic evidence. Suggestions about compensation, cleaning, replacement or maintenance may be presented.

What is a Check Out?

The main purpose of the Check Out is to inform the tenant about the changes on the premises which are being noted in the Report. There is opportunity to answer questions about wear and tear and related matters. Once the Check Out is completed, tenants hand back the keys and no longer have access to the property.

What happens after Check Out?

Usually at this stage the report has been signed and agreed by all parties. If there are points in question it is up to the parties to find an agreement. The report provides a background with evidence and suggestions to work from. Should the parties disagree, each has the right to raise a dispute with the organization holding the deposit.

What happens after a dispute is raised?

In short, once you raise a dispute, the deposit scheme you registered with will confirm the receipt of your request. The other party in dispute will be requested to respond. The amount disputed will be held by the scheme until an adjudicator decides how the money will be apportioned. It will generally take up to 28 days to decide about this.

We hope that you will never need to find out more about rental disputes.
Our mission is to bring Tenants and Landlords at the same page, empower them and prevent disagreements.

How to Make Most of Your Inventory

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Thinking about this subject takes us actually to the time before the inventory takes place.

Usually the case is such that previous tenants are moving out.

Once you accept or give your tenants notice,  it turns out to be quite important to kindly guide them in reviewing their Check In inventory along with the Tenancy agreement.

The incumbents get reminded of what condition the property needs to be in at the time they vacate. Thus you may sort out many of the potential delays and complications getting your property ready for the next incomers.

Sometimes tenants forget that it is their responsibility to ensure the end of tenancy clean before they hand back the keys. With regards to this, every inventory has tenants notes on check out. When reviewed, the occupants can appoint all areas of concern to the cleaners they employ.

Further from here, reading through the initial inventory helps to predict whether there may be any deposit deductions suggested.

Cleaning and renovations. It is vital to arrange for your inventory after all works are completed and property is just waiting for its new inhabitants.

Should any delays on renovations and cleans arise it is best to reschedule the inventory appointment.

This way you avoid the clerk either being unable to perform the inspection – which results in call out charges, or you will end up with a report highlighting all that has been not done yet and obscuring clerk’s work.

Similarly, if your new tenants already moved in, unpacked etc. it will be very hard to estimate the level of cleanliness.  What more, there will be number of areas which won’t be inspected due the circumstances. Consequently, the report is loosing on its value.

Now. Being well organised and  having done a good quality inventory is one thing, having supporting papers for it another. When it comes to compensation charges things are not so straightforward. There are multiple variables considered in order to conclude a reasonable deduction cost:

  • State & age of the item at the beginning of the tenancy
  • Price & quality of the item (for shelf life query the manufacturer)
  • Length & character of the tenancy
  • Character & use of the item (e.g. fresh paint in the bedroom will be expected to stay in good condition for longer than a paint in the hallway)

Letting a property is a business as any other so having your books in good order will help in case you need to count any deductions or go into a dispute.

Keeping and recording receipts of items you provide for your tenants should be simply part of the business you are running.

Furthermore, as cleaning issues seem to be one of the main reasons tenants and landlords end up in a dispute the best way to support your case is having receipts of purchased services in place too.

Tenancy agreements vary slightly but they should clearly state the expectations towards the tenants as well as their responsibilities.

At last…

Although proud and involved with your asset, it is important to manage your expectations with regards to the tenants. Understanding different aspects of wear and tear in a let property helps you map your ground.

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