For instance
in Ilkeston, the sheer number of 2 bed terraced houses on the rental market
stops prices moving significantly. If you ask for an extra £50, it's
fairly easy for a tenant to find a landlord who doesn't. In Eastwood, the
average income of tenants restricts prices - there's no point raising
the rent to a level where your tenant can't afford to pay.
Some
landlords have enjoyed an increase though - houses are generally trading
at £25 or £50 per month more than they were a few years ago, which is
good. The inherent danger here is that landlords come to expect these
levels of rent - just as a few years ago people assumed property prices
could only rise, the mistake they will make now is assuming that rents
can never fall. They can. And at some point they will.
But although I sound negative, there's no reason to be concerned! Just be realistic. The long term demographics of the rental market remain VERY good
- a chronic shortage of housing, a growing population, large funds
needed to purchase property, etc etc. I chose to open a lettings agency
and am a landlord myself which shows that in the medium to long term I
think investment property is good place to be.
My advice to all landlords is hence to charge the best rent you can, but fundamentally to AVOID THE VOID.
I have one large landlord who for a number of years has insisted that
his properties are marketed about 5% under the market value - going
against the advice I initially gave him.
However when we look back at
his portfolio over a number of years, we see his average void between
tenancies is less than 7 days - his properties are hardly EVER empty.
Compare that to the landlord of a property who let it sit empty for 3
months because the previous rent was £700 and he wanted to wait until he
was offered that again. He did get it eventually, but he's lost £2100
by the time he did. Had he accepted our advice to market at £650 from
day 1, he would have lost a lot less. Incidentally, he doesn't think he
lost - he's happy that he won because he got his £700!
It's also
worth remembering that if we're managing your property, we're on a cut
of the rent you receive. As such it's in our interests to charge a
tenant as much as we can, as well as yours. Hence if we're recommending
not moving a rent, or even dropping it, we usually have a valid reason
for suggesting this.