tenant

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.