Welcome back to another episode of Padarn Property Blogs! This week’s topic is one that’s shaping every conversation in real estate right now: sustainability. From energy-efficient homes to carbon-conscious construction, we’re exploring how the green transition is reshaping the built environment here in Wales. Over the past few years, sustainability has shifted from being a buzzword in property circles to a central pillar of how we design, build, and manage real estate. But here in Wales, that shift feels particularly tangible — and personal. Wales Leading the Way Wales has always had a strong identity when it comes to environmental stewardship — from renewable energy to sustainable planning policies. The Welsh Government’s “Net Zero Wales Plan” has set ambitious targets: to reach net zero emissions by 2050, with a clear emphasis on making buildings part of the solution, not the problem. Building regulations in Wales have already tightened, with Part L and Part F revisions driving improved energy efficiency standards in both domestic and non-domestic buildings. Local authorities are also setting stronger sustainability benchmarks — whether it’s requiring green infrastructure in new developments or prioritising brownfield regeneration over greenfield sprawl. And these changes aren’t just policy-level. They’re reshaping day-to-day practice.  Retrofit: The Real Opportunity While new builds often grab the headlines for innovation, the biggest sustainability challenge in Wales lies in our existing building stock. Aberystwyth has a huge number of pre-1920 homes, traditional stone buildings, and properties with solid walls — all beautiful, but notoriously inefficient. The good news? There’s growing recognition that retrofitting isn’t just about carbon — it’s about comfort, cost, and long-term value. Projects like Optimised Retrofit Wales, which help housing associations and local authorities upgrade homes with smart technology and low-carbon heating, are proving what’s possible when policy meets practical delivery. For private homeowners and landlords, the key message is this: sustainability investments are increasingly value-adding. Tenants are more energy-conscious than ever, lenders are factoring in EPCs, and buyers are willing to pay more for homes that are cheaper to run and better for the planet. The Commercial Sector Catching Up The commercial property market in Wales is also waking up to the green transition. Occupiers — especially larger corporates — are under pressure to reduce their operational emissions, and that’s filtering straight through to landlords and developers. We’re now seeing greater focus on BREEAM certifications, renewable energy integration, and whole-life carbon assessments in project planning. What used to be seen as “premium” is fast becoming the baseline. A building that can’t demonstrate sustainable credentials risks becoming a stranded asset in just a few years. Challenges Ahead Of course, it’s not all smooth sailing. The biggest barriers remain cost, skills, and consistency. The price of retrofitting or delivering to net-zero standards is still higher than traditional construction. Skilled labour in areas like air-tightness, renewable installation, and data monitoring remains scarce. And while government ambitions are bold, the funding pipelines and planning frameworks sometimes lag behind the rhetoric. Many smaller developers and homeowners still find it hard to access grants or navigate the patchwork of schemes that exist. But despite those hurdles, the direction of travel is clear — and irreversible. A Personal Reflection For me, sustainability in property isn’t about ticking regulatory boxes — it’s about future-proofing the built environment and delivering spaces that work better for people and the planet. When walking around Cardiff Bay or see refurbished terraces in towns like Aberystwyth incorporating solar panels, heat pumps, and breathable insulation systems, it’s a reminder that progress doesn’t always happen in big leaps — sometimes it’s brick by brick, project by project. Final Thoughts Wales is quietly becoming a testbed for how sustainability and the built environment can truly work hand in hand. Our size, community-driven planning ethos, and strong policy framework give us a chance to set an example for the rest of the UK. The green transition is no longer a “future trend” — it’s happening now. The question is: are we ready to build — and retrofit — with that in mind? As always, if you have any queries, contact us today! Until next time, happy house hunting! Ben McEvoy 

Welcome back to another episode of Padarn Property blogs! This week, we’re tackling one of the hottest talking points in real estate right now: how the upcoming Autumn Budget and potential tax and policy changes could send ripples through the market. Working in the property industry, I’ve spent the past few months fielding the same questions from our clients: “Should I buy and sell now, or wait until after the Autumn Budget?”  “Will there be changes to stamp duty?”  “Is it true that capital gains tax might increase?” And honestly — the uncertainty is real. Every pre-Budget period brings speculation, but this year feels different. The property market is fragile enough without another shake-up from Westminster. The Calm Before the (Fiscal) Storm According to the latest RICS (Royal Institution of Chartered Surveyors) survey, buyer enquiries have dipped again, and agreed sales are slowing. It’s not that people have lost interest — it’s that everyone’s waiting for clarity.  Homeowners are asking: “If the government tweaks taxes again, will I regret moving now?”  Investors are thinking: “Will I still make the same returns if capital gains tax goes up?” In short, confidence is in a holding pattern. But here’s what’s important: markets rarely reward hesitation. Whether you’re a developer looking at a long-term project, or a homebuyer upgrading your family home, waiting for perfect policy conditions almost never pays off. What Might Be Coming in the Autumn Budget While no one knows the details yet, the following are hotly rumoured in industry circles and supported by recent commentary: Stamp Duty Reforms (Again) – There’s growing pressure for a targeted cut to stimulate the lower end of the market and boost first-time buyer activity. That said, if changes happen, they’re likely to be time-limited. Capital Gains Tax Alignment – The Treasury has floated aligning CGT rates more closely with income tax — a move that would impact landlords and investors disposing of property. If this happens, expect a short-term rush of disposals before the changes take effect. Planning & Land Reform – Expect tweaks to the National Planning Policy Framework (NPPF), particularly around the so-called “grey belt” — land that could be reclassified for housing. This could open new opportunities for small to mid-scale developers. The OBR’s projections suggest that if these reforms land well, we could see up to 170,000 additional homes built by 2030. That’s ambitious — but it shows how policy and supply remain tightly linked. What It Means for Property Professionals and Clients For those of us advising clients, this is a time to focus on preparedness, not paralysis. Now is the time to: Re-evaluate valuations and timing: Sellers might consider bringing listings forward if CGT or SDLT changes could affect margins. Review holding strategies: Landlords may need to re-model cashflows if tax treatment shifts. Engage planners early: If planning reforms loosen restrictions, early movers will benefit most. A Market Built on Confidence, Not Certainty We can’t control what the Chancellor announces — but we can control how ready we are. The property market thrives on confidence, and confidence comes from clarity and advice, not guesswork. So, whether the Budget delivers tax reliefs or new burdens, the best strategy remains the same: Stay informed, stay agile, and make decisions based on fundamentals — not headlines. Final Thoughts The coming weeks will test the market’s nerve. If you’re buying, selling, or developing, don’t get caught waiting for “the perfect moment” — it rarely comes. Instead, prepare for all scenarios, lean on professional guidance, and keep your long-term objectives front and centre. Because when the dust settles, those who planned — not paused — will be in the strongest position. As always, if you’re looking to sell, buy, rent, or just require some advice, contact us today! Until next time, happy house hunting! Ben McEvoy 

Welcome back to another episode of Padarn Property blogs! This week, we’re exploring why being a successful landlord isn’t just about managing tenants — it’s also about making smart investment decisions! As a landlord, you always hope things will go smoothly. Most of the time, they do. But even the best tenant can hit a rough patch — and when they do, you still have your own bills, mortgages, and maintenance costs ticking along. That’s where Rent Guarantee Insurance (RGI) steps in — an unsung hero of the modern rental world. So, what exactly is Rent Guarantee Insurance? Rent Guarantee Insurance (sometimes called “tenant default insurance” or “rental income protection”) is a policy designed to protect landlords if tenants fail to pay their rent. In simple terms, it ensures that if your tenant stops paying — whether due to job loss, illness, or other financial difficulties — the insurance company steps in and pays you the missed rent, usually for a set period (commonly up to 6 or 12 months). Depending on the policy, it can also cover legal expenses if you need to recover possession of the property through the courts. What does it usually cover? Every policy varies slightly, but a good rent guarantee policy typically includes: Missed rent payments – cover for unpaid rent, usually up to a set monthly amount (e.g. £2,500–£3,000). Legal expenses – if you need to start eviction proceedings, solicitor and court costs are covered. Vacant possession cover – payments continue until the tenant leaves, or up to the policy’s limit. Ongoing protection during disputes – even if the tenant contests the eviction or refuses to leave, the insurance keeps paying rent during the process. Some policies also add: Property damage cover caused by tenants.Mediation services, to help resolve disputes before they escalate. Why it’s becoming more important now If you’ve been in property for a few years, you’ll know that the landscape is shifting fast. Here’s why RGI isn’t just a “nice-to-have” anymore — it’s quickly becoming a core part of risk management for landlords: Cost-of-living pressures- Many tenants are financially stretched. Even responsible renters can miss payments if faced with redundancy, illness, or rising bills. Longer eviction timelines- With the Renters’ Rights Bill and the proposed abolition of Section 21 “no-fault” evictions, recovering possession could take longer — meaning longer periods with no rent coming in. Mortgage rates and cash flow- Higher mortgage rates mean landlords rely more heavily on consistent rent to meet their own obligations. A few missed months can cause real financial strain.Peace of mind- The biggest reason? Stress. Knowing you'll still get paid if something goes wrong makes property management more predictable and far less emotionally taxing. The biggest reason? Stress. Knowing you’ll still get paid if something goes wrong makes property management more predictable and far less emotionally taxing. A common misconception: “I only rent to good tenants — I don’t need it.” Many private landlords and letting agencies do rigorous referencing. Credit checks, employer references, affordability tests — the works. But life happens. Even the most reliable tenant can face a crisis beyond their control. Rent guarantee insurance isn’t about distrust — it’s about resilience. It’s not just protecting your rental income; it’s protecting your peace of mind and financial stability. What to look for in a good policy When comparing RGI policies, don’t just look at the headline premium. Ask: What’s the maximum monthly rent covered? How long will the insurer pay for? (6 or 12 months?) Is there an excess period (e.g. the first month not covered)? Are legal costs included, and up to what amount? Does the insurer require specific tenant referencing criteria to be met for the policy to stay valid? How fast are claims paid, and how easy is the process? Some landlords get RGI directly through insurers like HomeLet, RentGuard, or Alan Boswell, while others have it included in letting agent management packages. If you use an agent, it’s worth asking if your portfolio is already covered. A final thought: renting is a business, not a gamble We often talk about property as an “investment” — but investments should be managed with protection in place. Just like you wouldn’t run a business without liability insurance, you shouldn’t rent out a property without protecting the income it generates. Because at the end of the day, being a good landlord isn’t just about providing a home — it’s about managing your assets responsibly, and keeping your own house in order, too. As always, if you have any questions, or are looking to sell, buy, or rent, contact us today! Until next time, happy house hunting! Ben McEvoy 

Welcome back to another episode of Padarn Property blogs! This week we'll be discussing the housing market across the UK. Last week’s Halifax data made the headlines — and for good reason. House prices across the UK slipped by 0.3% in September, nudging the average home price down to £298,184. Now, that might not sound dramatic, but as someone who lives and breathes the property market every day, I can tell you — it’s a subtle shift that feels significant on the ground. After a small rise in August, this latest dip suggests we might be entering a cooler phase again. Annual growth is now at 1.3%, the lowest since April, and the market mood has noticeably changed. The Market MoodOver the past week, conversations with clients, buyers and landlords have all carried the same undertone: caution. Buyers are hesitating- Especially those in the upper brackets. The rumblings about potential tax and stamp duty changes are enough to make even confident buyers pause. Sellers are adjusting expectations- Those mid-market homes that were flying out earlier this year are now taking a little longer to move. The best sellers are responding quickly — realistic pricing, small improvements, and openness to negotiation are making the difference. Landlords are nervous- Some are quietly wondering if this is the time to step back, especially with the constant whispers about taxation and new regulations. Others are doubling down, refurbishing to hold or improve yields. Renters, meanwhile, are in limbo- Cooling sales don’t always mean cheaper rents. In many areas, demand is still outstripping supply, keeping rental prices stubbornly high.  What’s Driving the Change There’s no single cause — rather, a cocktail of influences creating uncertainty: Tax and policy speculation- Talk of adjustments to high-value property taxes and stamp duty thresholds has sent ripples through the market. Uncertainty always slows decisions. Borrowing costs remain sticky- Mortgage rates haven’t surged, but they’re still elevated enough to squeeze affordability. Even minor rate fluctuations are influencing offers and buyer confidence. The wider economic mood- With inflation still in the background and household costs stubbornly high, many people are choosing to wait and see rather than stretch their budgets further. Post-pandemic normalisation- The frenzy of the last few years has eased. What we’re seeing now could simply be a return to a more balanced, realistic market — though that’s easier said than felt if you’re trying to sell right now.  What It Means Going Forward Here’s how I see things playing out if this trend continues: High-end homes may cool faster- Buyers in the £750k+ range are most exposed to tax speculation and rate sensitivity. Expect longer completion times and tougher negotiations. Buyers gain a little leverage- For those ready to move, this could be an opportunity — fewer bidding wars, slightly softer pricing, and sellers more open to sensible offers.Regional Variations will widen- Hotspots with chronic undersupply (think parts of London, Bristol, Manchester) will likely remain buoyant, while more balanced areas could feel a stronger correction. Lettings remain competitive. With many delaying purchases, rental demand stays high — but expect landlords to be more selective and strategic given tighter margins.  My Take What’s really striking right now is just how psychological the market is. It doesn’t take a full-blown policy change to shift confidence — just the hint of one. If you’re selling, now’s the time to stay grounded: price realistically, present well, and move decisively. Don’t chase the market down. If you’re buying, have your finances ready and your broker on speed-dial — small windows of opportunity are starting to appear, and timing will matter. And for landlords: review your portfolio. Efficiency, yield and compliance are the key words heading into winter.  The property market isn’t crashing — it’s catching its breath. And that’s not necessarily a bad thing. Periods like this separate the impulsive from the strategic, and the well-advised from the uncertain. If this past week has shown us anything, it’s that confidence — not price — is the real currency of the market. As always, if you're looking to sell, buy, or rent, contacts us today!Until next time, happy house hunting!Ben McEvoy

Welcome back to another episode of Padarn Property blogs! As the summer has passed, here’s a brief re-cap of the Ceredigion sales market, as well as a brief estimate of the future!  Every year, summer feels like a turning point. The light lingers later; people pause longer over cups of tea on porches. In the property world, too, summer has its rhythms. Now that autumn is here, it's time to look back on how the market in Ceredigion fared — and what the signs are going forward.  A Snapshot of the Summer  When July rolled around, the latest figures showed the average property price in Ceredigion was about £218,000, down roughly 6.8% from July 2024.    That decline is stark — though importantly, the data are provisional, and local dynamics always tilt the story in various directions.  In local commentary, Ceredigion has often lagged other parts of Wales when it comes to resilience. Some recent news observes that while Wales broadly saw slight house price increases, Ceredigion suffered one of the sharper annual declines.   What’s Driving the Trends?  Walking through the county this summer, chatting with agents, buyers, sellers, I’ve noticed a few recurring themes — things that numbers alone don’t always capture.  1. Cooling Buyer Confidence  Many buyers are feeling squeezed. Mortgage costs remain a weight on decision-making, especially for those stretching budgets. Some prospective buyers are waiting, watching whether interest rates or government policy will shift. Agents report more cautious inquiries and more negotiation.  2. More Supply, More Pressure  Several sellers who postponed listing earlier have now come to market, adding to supply. This extra stock means even well-priced homes are staying on the market longer unless they hit a sweet spot in terms of location, condition, or uniqueness.  3. The Second Home Conundrum  Ceredigion’s efforts to deter secondary-home ownership via a 150% council tax premium have not, so far, triggered a rush of disposals. Many owners seem content to absorb the extra cost rather than sell. That’s one reason stock hasn’t loosened as fast as some hoped.  4. Segment Variations  Not all property types are behaving alike. Detached homes, for instance, have seen more relative stability compared to flats in some parts of the county. Rural, character homes (especially in coastal or scenic areas) still hold appeal, but buyers are increasingly selective about condition, energy efficiency, and accessibility.  What Autumn Might Bring  Looking ahead, I’d expect:  A slower “autumn bounce” — summers sometimes leave pent-up demand, but given the cooling pressures, any rebound may be tepid.  More price sensitivity — sellers who price aggressively from the start will have the upper hand.  Selective activity — prime, well-conditioned properties may still do well; more marginal or neglected ones will struggle.  Policy watchfulness — any changes in stamp duty, tax regimes, or mortgage support could jolt sentiment.  As always, if you’re looking for any advice or wanting to sell your home, contact us today!  Until next time, happy house hunting!  Ben McEvoy

Welcome back to another episode of Padarn Property blogs! This week we’ll be discussing the ever-populating topic of downsizing.  I’ve noticed a growing trend in the property market lately: more and more people are choosing to downsize. Whether its older homeowners looking for a cozier, more manageable space, or families seeking to simplify their lives, downsizing is becoming a real opportunity—not just a necessity. The biggest question that most homeowners have is, “Isn’t moving into a smaller property a downgrade?” And I get it—it’s a big decision. But over time, many discover that downsizing isn’t about losing space; it’s about gaining freedom, financial flexibility, and a simpler lifestyle. Why Downsizing is Catching On There are a few reasons driving this trend: Financial Freedom: With property prices and living costs rising, freeing up equity from a larger home can provide a safety net or fund a comfortable retirement. Lower Maintenance: Smaller homes mean less upkeep, lower utility bills, and more time to enjoy life instead of constantly worrying about maintenance. Lifestyle Change: Many people want to live closer to town centres, transport links, or community hubs—places that might be easier to access in a smaller property. This trend also opens up opportunities. Properties that were once occupied by downsizers become available for a new generation of renters, creating more mobility in the market. How Agents Can Help For those considering downsizing, guidance is key. Here’s how letting agents can make a difference: Understanding Client Goals: Everyone’s reason for downsizing is different. Taking the time to listen and understand priorities—be it location, amenities, or lifestyle—helps match people with the right property. Market Insights: Downsizers often need to know where to get the most value for their money. Providing clear, honest advice on local rental markets or selling opportunities builds trust. Smooth Transitions: Moving is stressful, regardless of the property size. Supporting clients with timelines, paperwork, and practical advice makes the process easier and more enjoyable.  Conclusion If you’re considering a move, whether downsizing or renting, it’s worth having an honest conversation about what really matters to you. Often, the “smaller” choice turns out to be the one that opens the biggest doors. As always, if you have any queries, contact us today! Until next time, happy house hunting! Ben McEvoy 

Welcome back to another episode of Padarn Property blogs! This week we’ll be delving into the current rental market at Aberystwyth as the summer comes to an end.  As summer draws to a close in Aberystwyth, the town starts to take on a different rhythm. The seafront quietens, the tourist crowds thin, and for those of us watching the property market, the focus naturally shifts from holiday lets and short stays back to long-term rentals. Aberystwyth is unique in its rental dynamics. Unlike larger cities where demand remains relatively steady year-round, this town’s market is deeply influenced by its academic calendar. With thousands of students from Aberystwyth University returning in September, the end of summer is often the final flurry of activity for landlords, letting agents, and tenants alike. Student Demand Peaks Early By late August, most student lets have already been signed and secured. In fact, many landlords start advertising as early as November for the following academic year. That means by the end of summer, the student market is largely tied up, and competition among tenants is less frantic. For landlords, this is a moment to reflect on how well their properties performed over the past year—were void periods avoided? Did rents reflect the market fairly? Was tenant turnover higher than expected? A Shift Towards Professionals and Families With student tenancies mostly settled, the end of summer opens up more opportunities for professionals, young families, and long-term renters. Properties slightly outside the town centre, in areas like Waunfawr, Penparcau, and Llanbadarn, often see more interest at this stage. These renters are less tied to the academic cycle and often prefer to move once the busy summer period has passed. Rents and Market Confidence Rental prices in Aberystwyth have remained fairly resilient, despite the national conversations about affordability and cost-of-living pressures. Smaller one-bedroom flats and HMOs remain in high demand due to the student population, but there’s also noticeable interest in well-maintained family homes with gardens, especially as more people continue to work from home. Looking Ahead As autumn settles in, the market stabilises. Landlords who haven’t let their properties by now may need to adjust pricing or presentation to attract non-student renters. For tenants, particularly professionals and families, this can be a great time to secure a quality rental without facing the fierce competition of the spring student rush. Aberystwyth’s rental market may be seasonal, but it’s also steady in its own way. As the town transitions from summer sunshine to autumn term-time buzz, the balance between students, locals, and newcomers keeps this market both resilient and refreshingly dynamic. As always, if you have any questions, please feel free to contact us! Until next time, happy house hunting! Ben McEvoy 

Welcome back to another episode of Padarn Property blogs! This week we’ll be delving into the reason for guarantors for rental properties! Renting a property can be an exciting chapter—finding the right home, moving in, and starting a new routine. But behind the scenes, there’s a layer of protection and assurance that often goes unnoticed: the guarantor. A guarantor is someone who promises to cover the rent if the tenant is unable to pay. It’s a simple concept, but it carries significant weight for both tenants and landlords. Why Guarantors Are Important for Landlords From a landlord’s perspective, renting is a business. While you want to offer a home to responsible tenants, there’s always a risk that unforeseen circumstances—job loss, illness, or financial hardship—could impact their ability to pay rent. This is where a guarantor steps in. They act as a financial safety net, providing landlords with reassurance that the rent will be covered, no matter what. This isn’t about mistrust—it’s about risk management. For landlords, especially those renting to younger tenants, students, or people with limited rental history, a guarantor can make the difference between feeling secure in a tenancy and worrying about missed payments. Why Guarantors Matter for Tenants For tenants, a guarantor can be the key to unlocking a property they love but might otherwise struggle to secure. Young professionals starting out, students moving away from home, or individuals with lower credit scores may find themselves asked for a guarantor. Having someone trustworthy willing to act as a guarantor can smooth the application process and demonstrate reliability to landlords. It’s important to note that being a guarantor isn’t just a formality—it’s a serious financial commitment. Tenants should only ask someone who is financially stable and understands the responsibility they are taking on. When Are Guarantors Typically Required? Guarantors are commonly required in situations such as: Limited rental history: Tenants who haven’t rented before may be asked for additional assurance. Low or unpredictable income: Part-time workers, freelancers, or students often need a guarantor. Poor or thin credit history: A guarantor can help bridge the gap if a tenant has little or no credit history. High-value properties: Landlords may seek extra security on more expensive rentals. Final Thoughts A guarantor isn’t just a piece of paperwork—it’s a bridge of trust and security between tenants and landlords. For landlords, it mitigates risk and ensures rent continuity. For tenants, it can open doors to homes that might otherwise be out of reach. In the world of renting, where both parties are investing trust and resources, guarantors quietly play a pivotal role. Understanding when and why they’re needed can make the rental journey smoother, safer, and more successful for everyone involved. If you have any queries regarding guarantors, get in touch with us today! Until next time, happy house hunting! Ben McEvoy 

Welcome back to another week of Padarn Property blogs! This week we’ll be discussing all things to do with selling your home! Selling a home is often described as one of he most stressful experiences in life- and I can understand why. A home isn't just bricks and mortar; it's where you've celebrated birthdays, built routines, and created memories. So, when the time comes to sell, it's not just a financial transaction- it's an emotional one too.Over the years, working in property and seeing both sides of the process, I’ve noticed there are a few key stages that make all the difference to how smooth (or stressful) the journey can be. 1. Deciding It’s Time to Sell This is often the hardest step. Some homeowners know instantly—it might be a growing family, a job move, or downsizing. For others, the decision comes after months of hesitation. What helps is, to separate the emotional pull of staying, from the practical benefits of moving. Once you’re clear on your reasons, the rest of the process becomes much easier. 2. Preparing the Property First impressions count. Buyers tend to make up their minds within moments of walking through the door. Decluttering, carrying out small repairs, and even a fresh lick of paint can transform the way a property feels. I always tell people: don’t aim for “showroom perfect”—aim for a space that feels welcoming and well cared for. 3. Setting the Right Price This is where emotions can get in the way. It’s natural to feel your home is worth more because of the memories you’ve made in it. But buyers don’t see that—they see location, size, condition, and comparables in the market. The right pricing strategy is crucial: too high, and you risk sitting unsold; too low, and you may feel shortchanged. A balanced, evidence-based valuation is the sweet spot. 4. Marketing and Viewings Good marketing goes beyond just putting a listing online. High-quality photos, a clear and engaging description, and, where possible, a floor plan, make a huge difference. When it comes to viewings, allow potential buyers the space to look around and imagine themselves living there. Sometimes stepping out for a coffee while the agent hosts the viewing can help buyers feel more at ease. 5. Negotiations and Offers This is the exciting bit—but also where nerves can kick in. Remember, an offer isn’t just about the number; it’s about the buyer’s position too. Are they chain-free? Do they have their mortgage in place? A slightly lower offer from a buyer who’s ready to proceed can often be better than a higher one with uncertainty attached. 6. The Legal Process Once you’ve accepted an offer, solicitors step in. This stage can feel slow and full of paperwork, but it’s important to stay patient. The more proactive you are in responding to questions and providing documents, the smoother it tends to go. 7. Completion Day There’s nothing quite like the feeling of handing over the keys. For sellers, it’s often a mix of pride, nostalgia, and relief. It marks the end of one chapter and the start of another. Final Thoughts Selling your home is rarely straightforward, but with the right preparation and mindset, it can be a rewarding process. If I’ve learned anything, it’s that honesty, patience, and clear communication are the glue that holds everything together. Whether you’re just starting to think about moving or already halfway through the process, remember—it’s more than just a transaction. It’s a journey, and one that deserves to be handled with care. Ever thought about selling your home? Contact us today! Until next time, happy house hunting! Ben McEvoy

Welcome back to another episode of Padarn Property blogs! This week we’ll be discussing how to become a landlord in Wales! Becoming a landlord isn’t as simple as handing over the keys and collecting rent—especially in Wales. Since the introduction of the Renting Homes (Wales) Act 2016, which came into effect in December 2022, the process has become much more structured. Having worked in property for some time, I’ve seen both new and experienced landlords get caught out by the rules. The good news is that once you understand the process, it’s much easier to manage. Here’s how I’d break it down: 1. Deciding to Rent Out Your Property The first step is, of course, deciding whether becoming a landlord is the right choice for you. Some people rent out a home they’ve inherited, others want to keep hold of a property as an investment. Whatever the reason, it’s important to be clear on your long-term goals—do you want short-term income, or are you focused on capital growth over time? 2. Understanding Your Legal Responsibilities In Wales, you can’t simply put your property up for rent. You need to register with Rent Smart Wales, and if you plan to manage the property yourself (rather than through a letting agent), you also need a landlord licence. This involves training to make sure you understand the responsibilities that come with the role. It’s a safeguard for tenants—but also for landlords, because it gives you the knowledge to avoid costly mistakes. 3. Preparing the Property for Letting Standards matter. Before you rent out your property, it must meet health and safety requirements—things like gas safety checks, electrical inspections, smoke alarms, and making sure it’s free from hazards. Tenants expect a home that’s safe, clean, and in good repair, and the law backs them up on that. A bit of work up front can save a lot of trouble later. 4. Finding the Right Tenants This is often the most nerve-wracking part for new landlords. A good tenant can make life easy, but the wrong one can bring endless problems. Referencing, credit checks, and clear communication about expectations are essential. In Wales, all tenants now sign the same standard legal agreement—a “standard occupation contract”—which simplifies things compared to the old system of different tenancy types. 5. Managing the Tenancy Being a landlord doesn’t stop once the contract is signed. You’ll need to handle rent collection, deal with repairs, and make sure you’re meeting your obligations around deposits and notices. If you’re managing the property yourself, being organised is key; if you’re using an agent, choose one who communicates well and knows the Welsh regulations inside out, they’ll be able to get all of this sorted on your behalf.  6. Thinking Long-Term Some landlords get into the market thinking it’s easy money. The truth is, it’s a long-term commitment that comes with responsibilities. But it can also be hugely rewarding—providing secure homes for people while building your own financial future. The key is to stay informed, plan ahead, and approach it like a business.  Final Thoughts  Becoming a landlord in Wales isn’t a process to rush. Between the registration, licensing, and compliance requirements, there’s a lot to take in—but once you’re set up, it becomes part of a rhythm. For me, the most successful landlords are the ones who treat their tenants fairly, keep on top of regulations, and think long-term rather than chasing quick wins. If you’re considering taking the plunge, start with your local letting agent, get the right advice, and prepare properly—you’ll thank yourself later. If you’re looking to become a landlord, or need some advice on the process, contact us today! Until next time, happy house hunting!  Ben McEvoy 

Welcome back to another edition of the Padarn Property Blog! This week, we’re diving into a question that’s on a lot of people’s minds right now: has the UK housing market really slowed down, or is it simply finding its balance after a hectic few years?If you’ve been keeping half an eye on the property headlines lately, you might be wondering whether the housing market is cooling down—or simply catching its breath after a busy couple of years. As an agency working closely with buyers, sellers, landlords, and tenants every day, we thought we’d share what the latest data is telling us and how it compares with what we’re seeing on the ground locally.What the numbers are sayingThe Royal Institution of Chartered Surveyors (RICS) reported in July that new buyer enquiries dipped again, and the balance of surveyors reporting price growth fell further into negative territory—from –7% in June to –13% in July. On the face of it, that looks like a slowdown.But here’s the twist: other indices, like Nationwide and Halifax, recorded modest monthly price growth (0.6% and 0.4% respectively). In other words, the national picture isn’t a straightforward decline—it’s more like a market that’s trying to level itself out.What we’re seeing locallyOn a practical level, properties that are realistically priced are still attracting strong interest. Homes that are marketed too optimistically, however, are sitting on the portals for slightly longer. In fact, we’ve noticed more sellers adjusting their expectations and focusing on securing a committed buyer rather than chasing peak 2021 prices.For buyers, there’s definitely less of a frenzy than we saw a couple of years ago. You don’t need to make an offer the minute you’ve viewed a property, but equally, good homes in popular areas aren’t hanging around forever.Is stabilisation a bad thing?We’d actually argue that stabilisation is healthy. For too long, the market has been driven by sharp rises, with affordability becoming a real challenge for many first-time buyers. A period of modest growth—or even a slight softening—can help restore balance and keep transactions moving.For landlords, the picture is slightly different. With the steepest drop in new rental listings since the first COVID lockdown, demand from tenants remains strong. That imbalance is likely to keep rental values supported, even if house price growth is subdued.What this means if you’re thinking of movingSellers: Be realistic with your pricing. Homes presented well and sensibly priced are still attracting multiple offers.Buyers: This could be a great window to make a move without facing the bidding wars of recent years.Landlords: Strong tenant demand means void periods are still rare—but compliance and regulation remain key.Our takeSo, has the housing market slowed—or just stabilised? The answer probably lies somewhere in between. Activity has cooled compared to the boom years, but rather than a slump, what we’re seeing is a return to a more balanced, sustainable pace.If you’re thinking of selling or buying, or just require some advice, contact us today!Until next time, happy house hunting!Ben McEvoy

Welcome back to another edition of the Padarn Property blog! July is traditionally a busy month in the rental market, and this year has been no exception. With the latest data showing July recorded the highest rental figures of 2025 so far, it’s the perfect time to dive into what’s been happening and why! The rental market in July 2025 tells a story of both resilience and transition. According to the Office for National Statistics, the average private rent across the UK stood at £1,344 per month, which is 6.7% higher than a year ago. While that still represents significant growth, it also marks the sixth consecutive month of slowing rental inflation, suggesting that the feverish pace of rent hikes seen over the last two years is beginning to moderate. Regional differences continue to shape the picture. England remains the most expensive, with average rents now £1,399 per month, while Wales experienced the fastest rise in the past year, climbing by 8.2% to reach an average of £804. Scotland saw slower growth at 4.4%, with typical rents at £999, while Northern Ireland, where data is available to April, recorded a 7.6% increase. Within England, the Northeast stood out as the region with the steepest annual inflation, rising by 9.7%, compared to Yorkshire and the Humber, where growth slowed to just 3.5%. Despite these regional variations, the underlying theme is clear: supply shortages remain the key driver of rental pressures. RICS has reported the steepest fall in new rental instructions since the height of the pandemic, as many landlords continue to leave the sector. According to the NRLA, almost a third of landlords are considering selling their properties within the next year. This reduction in available stock, coupled with steady demand, has inevitably kept rents elevated. The reasons behind landlord disengagement are complex but largely financial. Many are struggling with higher mortgage costs after years of interest rate rises, as well as the loss of full mortgage-interest tax relief. On top of that, looming regulatory changes—including tighter energy efficiency requirements and the long-awaited Renters’ Rights Bill—are adding to uncertainty. Some landlords have chosen to exit entirely, while others are increasing rents to cover rising costs and anticipated compliance bills. At the same time, recent base rate cuts by the Bank of England have eased some pressure. With buy-to-let mortgage rates now hovering around 5%, landlords are finding their financing a little less punishing. More importantly, slightly softer borrowing conditions have opened the door for some tenants to move into homeownership, reducing demand for rentals in certain areas. This has led analysts, including Hamptons, to downgrade their rental growth forecasts for the remainder of 2025—from around 4.5% to closer to 1%. Interestingly, the market is not moving in lockstep across the country. In London, where rents have been running hot for several years, July saw the first signs of reversal, with average private rents falling 0.9% compared to a year ago. That dip contributed to the first overall decline in private rents across Great Britain since 2020. By contrast, regional markets outside the capital remain robust, with momentum still strong in the North and Midlands, even if growth is starting to ease. Looking ahead to the second half of 2025, the outlook is finely balanced. Supply is unlikely to improve significantly in the short term, with landlord surveys showing little appetite to bring new stock to the market. At the same time, affordability pressures on tenants may act as a natural brake on further rent increases. If mortgage rates continue to fall, more households may transition into ownership, which could take some of the heat out of rental demand. However, until there is a meaningful shift in supply, rental inflation is unlikely to disappear entirely. In short, July’s figures capture a market at a turning point. Prices are still high, but growth is cooling. Landlord exits, and regulatory change remain the big stories to watch, while regional dynamics will continue to create winners and losers across the country. For now, the rental market remains challenging for tenants, complex for landlords, and highly sensitive to the policy and economic shifts expected later this year. If you’re a landlord looking to rent or sell your property, or a tenant currently looking for a place to live, get in touch with us today! Until next time, happy house hunting! Ben McEvoy