Should Tenants Be Held Responsible For Condensation?

As we head towards winter, condensation and mould caused in residential property can become a bone of contention between landlords and tenants, according to Imfuna, developer and provider of the Imfuna Let digital inventory app.

In the UK, condensation and mould are a common problem. Rental properties are particularly vulnerable, as many of them are older properties with inadequate heating and ventilation. The problem can vary in severity from a small patch of mould or discoloured wallpaper behind a cupboard in the corner of a room to serious amounts of mould growth across walls, inside wardrobes and on furnishings, carpets and in basements.

Condensation in residential property is caused by warm, moist air generated in areas like kitchens and bathrooms penetrating colder parts of the building. When the air becomes cold, it is unable to hold the extra moisture produced by everyday activities, so some of this moisture appears as small droplets of water – most noticeable on windows or on places where there is little movement of air. If not properly dealt with, this extra ‘dampness’ can lead to mould growth on walls, furniture, window frames and even on clothes.

Howard Lester, director of Balgores Property Group comments: “Many properties, including new builds, will suffer from condensation during the winter months.  So it is vital that landlords keep the property properly maintained and advise tenants on how they can reduce the levels of condensation. This being said it is ultimately the responsibility of the tenant to ensure the property is well aired to avoid condensation occurring and causing damage.

“Mould fungi has been identified as the source of many health problems, including infections, asthma, allergies and sinusitis. Moulds produce allergens, irritants and, in some cases, toxins that may cause reactions in humans, as well as causing damage to the property.”

Jax Kneppers, founder and CEO of Imfuna explains: “Condensation can lead to mould, a serious problem for both landlords and tenants because of the health risks associated with mould spores. Mould growth caused by building defects in the rental property are clearly the landlord’s responsibility. It is sometimes caused by inadequacies in the building, but very often the main cause of mould growth is the lifestyle of the occupants – the tenants.

“The average tenant will produce condensation through cooking, washing, internal drying, etc. Landlords and agents need to be aware of the potential problems which excessive condensation and mould growth can cause and should take steps to minimise the risks.

“Landlords and agents should make regular inspections of the property and check for condensation and mould.”

Balgores has put together some advice that landlords and agents should give tenants:

• Dry all windows, windowsills, and any other surfaces that have become wet. Ensure you wring out the cloth thoroughly, do not dry on the radiator!
• Try to keep the interior temperature of the property at a reasonably constant level
• If possible, always hang your washing outside. If this is not possible, hang it in the bathroom with the door closed and window slightly open for ventilation. Do not dry washing on radiators as this will add to moisture already in the air.
• Ensure that all extractor fans are working efficiently. Noisy extractors will encourage tenants leave turned off. (If an extractor cannot hold a postcard to the vent when switched on it is not efficient enough.)
• If you use a tumble dryer, ensure it is well ventilated to the outside, or that it is the new condensing type.
• Try to ventilate your kitchen when in use, either by opening a window slightly or using the extractor fan. Try to ventilate both kitchens and bathrooms for at least twenty minutes after use.
• If your property is prone to condensation then daily use of a de-humidifier unit can be very beneficial. These come in all shapes and sizes, cost very little to run and draw out the excess moisture from the air, helping to keep the condensation under control.

Landlords can track the presence of mould and condensation over the lifecycle of a tenancy by using digital inventory app Imfuna Let, which produces detailed check-in, midterm and check-out reports. Both the presence of new mould growth and evidence of condensation within a property can be recorded, ensuring the condition of the property is effectively monitored. Imfuna Let streamlines the reporting process and reduces the overall process from property data capture to report generation by up to 75%. Imfuna Let can be used on current Apple or Android devices. Technology you can depend on.

Embrace the ‘Power of Digital’ in 2016 : Free Trial at www.imfuna.com/let-uk/

House Prices in Essex Rise by 17%

Despite Brexit, house prices in Essex have risen by an average of 17% year on year, according to new research from Balgores Property Group.p

Balgores Property Group compared average house prices in the period July to September 2016, compared with the same period in 2015 and found that Upminster has recorded the largest hike in prices, up 20% year on year, followed closely by Romford, up 19% and Chelmsford up 15%.

An average three bed property in Romford will now set you back £364,062, an increase of £57,588 over the last 12 months, while the same property in Upminster will cost you £460,777.

Basildon has recorded the lowest house price rise over the last 12 months (10%) and still offers some of the most affordable accommodation in Essex, with the average three bed property sitting at £273,900.


Fig 1 Average House Prices 

Town	Average House Price Jul- Sep 2015	Average  House Price  Jul-Sep  2016	Percentage Difference
Basildon	£249,000	£273,900	10%
Romford	£306,474	£364,062	19%
Chelmsford	£301,000	£348,000	15%
Brentwood	£364,166	£402,403	10.5%
Upminster	£381,000	£460,777	20%
Hornchurch	£380,096	£424,601	11.5%

Martin Gibbon, a Fellow of the National Association of Estate Agents and Group Director of Balgores Property Group comments: “There has been no softening of house prices post Brexit and it appears to have had little, or no impact on the property market in Essex.  House prices have steadily risen over the last quarter, with Upminster recording a surge in prices, up 20% year on year.

“Basildon still boasts some of the cheapest property prices in Essex and it is here that you can get an average three bed in the region of £273,900. The town is very attractive to first time buyers, with its affordable homes and great transport links into London, with a direct service to Fenchurch Street, taking just over half an hour.

“Over the last 12 months, there has been a large hike in demand for smaller properties in Basildon, as more and more professional couples and young families are priced out of London. Basildon offers an excellent Sporting Village, which was originally constructed for the 2012 Olympics and is located in the picturesque Gloucester Park, as well as a good choice of schools and a thriving shopping centre.

“The big leap in prices seen in Romford is a reflection of strong demand for property from home buyers, landlords and tenants.  Many commuters and families are looking for more affordable homes outside London, but within a comfortable commuting distance. Romford is highly attractive for buy-to-let investors because of its excellent yields and its great transport links, especially Crossrail.  This is helping to drive up prices in Romford, especially for properties within walking distance of the train station.”

For further information, contact your local office or visit www.balgoresproperty.co.uk.

The lowdown on… Hornchurch

In the past we’ve shone a light on Basildon and Brentwood. Now it’s the turn of Hornchurch, where Balgores Property Group has both a sales and lettings branch.

The area

Historically part of Essex, Hornchurch is now a busy suburban town in East London popular among commuters. Part of the London Borough of Havering, the town currently has a population of nearly 64,000. 

 

Hornchurch is home to a lively town centre, full of independent shops, coffee chains, cafés and restaurants. The town also has its own football club, A.F.C Hornchurch, who currently play in the Ryman League Division One North.

What’s more, Hornchurch plays host to the one of the country’s best-preserved purpose-built stakeparks, The Rom, a wonderful Grade II listed structure first built in 1978.

Culturally speaking, the Queen’s Theatre – a 500-seat space for comedies, plays, pantomimes, musicals and spoken word performances – is a fantastic venue for all ages, while the Fairkytes Arts Centre is a community arts centre (located in a beautiful Georgian building) offering an eclectic mixture of activities for adults and children alike, as well as playing host to events, demos and a large array of clubs and societies. 

As a key commuter hub, transport links in Hornchurch are very strong. Hornchurch tube station – on the District Line – is a little bit away from the town centre, but you can be in the heart of the city in around 40 minutes. Elm Park tube station (also on the District Line) is nearby, while buses to and from central London are frequent. Emerson Park is the nearest Overground station, with regular services to Romford and Upminster. 

Hornchurch residents are well-catered for when it comes to restaurants and pubs. For the name alone, the Fatling & Firkin is well worth a visit. Expect unpretentious pub grub and craft beers/ciders on tap. Rienna’s, Istanbul Grill, Tarantino’s and Wildwood are also gems, while those looking for Asian cuisine should check out Xich Lo (Vietnamese), Sukhothai (Thai), Mandarin Palace (Chinese) and the Passage to India (Indian). Those looking for no-nonsense, uncomplicated fast food should head to Stokemoores Traditional Pie ‘N’ Mash; those looking for fine dining will be fully at home at The Cranleigh, where the Sunday roasts are divine!

 

The sales market

As a popular commuter hub close to London – with excellent transport links to boot – demand for homes in Hornchurch is, as you might expect, pretty high and constant. According to Rightmove, Hornchurch currently has an average asking price of £387,640, up by a substantial 12% in the last year and 32% up on 2013 price levels. 

Semi-detached properties tend to be the most popular type of property, along with terraced homes and flats. Compared to London, buyers get far more bang for their buck in the suburbs. However, sellers can still expect to achieve a healthy asking price for their property – with demand high, prices rising year-on-year and the ripple effect from the capital only expected to get stronger in the coming years. 

The rental market

Many of those who live in Hornchurch commute into central London every day. Many of these people are also renters, eager to seek out more affordable rents in the outer reaches of London. The good news for landlords, though, is that rental yields tend to be at their highest in East London. Rents might not be as high as the rest of the capital, but property is cheaper to buy in the first place – which means healthier rental yields can be achieved. 

Currently, the average rent in Hornchurch is around the £1,400 pcm mark. Attractive, bright, well-maintained properties will be met with considerable demand, so landlords who provide these types of properties have little issue in occupying their homes with professional tenants. 

The future

While Hornchurch already has plenty going for it – green space, a busy town centre, local shops, a theatre, restaurants galore – there are ongoing regeneration plans to make the town an even better place to live, work and commute from.

The Hornchurch Urban Strategy is designed to improve, grow and enhance the town, with improvements in housing, transport and infrastructure, as well as plans to make it a cultural centre for Havering, with a “unique and vibrant urban character”. The aim is to make Hornchurch an even more sustainable, inclusive, environmentally friendly place for those who live there. 

You can find out more about our Hornchurch offices here. At Balgores Property Group we also provide you with the opportunity to receive a free online sales or lettings valuation for your property.

Balgores Property Group Launches Innovative New 3D Virtual Imaging Technology

Balgores Property Group, leading estate agents in Essex and Kent, has just launched an innovative new 3D virtual imaging service to enhance online property details.

The new technology brings property listings to life, engaging buyers with a 3D virtual showcase that is the most realistic, immersive way to experience a property online.

Viewers can see a photographic floorplan view, then see the property from a completely unique, 3D view, giving them a complete understanding of the layout and internal condition.

Martin Gibbon, a Fellow of the National Association of Estate Agents and Group Director of Balgores Property Group comments: “We are delighted to be launching this innovative new technology, as part of the service we offer sellers.  The new 3D virtual showcase is the most engaging way to show a property online and it gives potential buyers a great experience, saving wasted time and unnecessary viewings.

“We are able to offer this fresh and exciting advanced technology to all our clients.  It enables people to experience a property online before travelling to view it either in Essex or Kent.  This is a great advantage for properties that may attract overseas buyers, or those relocating from somewhere else in the UK.

“Traditional photography or a flat floorplan can't give viewers a virtual experience of the property. The dollhouse view and ability to ‘walk’ through the home is the ultimate way to experience a property.

“We have embraced this technology as we see it very much as the future. This 3D virtual imaging  is to our knowledge unique in Essex and Kent via Balgores and customers should contact their local branch for more information.”