Wrapping Up 2025: Key Property Trends for Christmas & Beyond

Seaton Grove, Durham, SR7

Kimmitt Lettings are delighted to present this outstanding three bedroom semi-detached...

£895 PCM

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Castlereagh Road, Seaham, SR7

This architect designed four bedroom home occupies a large end of row plot. Recently refurbished and modernised, this home has the wow factor! Internally the...

£2,000 PCM

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The Village, Seaham, SR7

Kimmitt Lettings are delighted to present this ready to move into farmhouse style property in the highly regarded and sought after residential area of Seaton, Seaham.

£925 PCM

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Byron Terrace,Seaham, SR7

Kimmitt Lettings are delighted to present this immaculate and ready to move into 3 bedroom terraced...

£695 PCM

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Embleton Mews, Seaham, SR7

Kimmitt Lettings are now taking details of people who would like to view this refurbished, 3 bedroom...

£625 PCM

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Station Road, Seaham, SR7

Kimmitt Lettings present this 3 bedroom end terrace property in the ever popular town of Seaham. The property is currently being...

£695pcm

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Swallow Street, Seaham, SR7

Kimmitt Lettings are delighted to present this 3 bedroom terraced property in the ever popular town of Seaham. Available on...

£675pcm

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North Road East, Durham, TS28

Kimmitt Lettings have pleasure in offering for let this truly imposing four bedroomed detached, traditional family home situated in the heart...

£1,200 PCM

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Oliver Street, Seaham, County Durham, SR7

Kimmitt Lettings are delighted to present this immaculate and ready to move into 3 bedroom end terrace property in the ever popular town...

£625 PCM

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Derwent Close, Seaham

Kimmitt Lettings are delighted to present this IMMACULATE 3 bedroom home in the ever...

£750 PCM

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Live at the Oddfellows Arms, SeahamSaturday March 9th 2024 at 09:00 pm

The Oddfellows Arms, 52 Church Street,Seaham, United Kingdom

Click here to read Live at the Oddfellows Arms, SeahamSaturday March 9th 2024 at 09:00 pm.

Musical Mayhem | Monday, 18th November 2024

Musical Mayhem is a monthly Monday morning one hour long session for families with pre-school or home schooled children to enjoy.

Click here to read Musical Mayhem | Monday, 18th November 2024.

How to minimise wear and tear in your rental property without overspending

Keeping a rental property in good condition is essential for maintaining its value and attracting quality tenants. However, regular use naturally leads to wear and tear, and constant repairs or replacements can become costly. For landlords, the key is to minimise damage while keeping expenses under control. Here are some practical and cost-effective ways to reduce wear and tear in your rental property without overspending.

Choose durable materials and finishes

Investing in high-quality, durable materials for flooring, walls, and fixtures can reduce the need for frequent replacements. Hard-wearing laminate or vinyl flooring is a cost-effective alternative to carpets, as it is easier to clean and less prone to damage. Walls painted in washable, scuff-resistant paint allow for easy maintenance, reducing the need for frequent repainting. Opting for sturdy, low-maintenance kitchen units and bathroom fittings also helps minimise wear over time.

Set clear expectations with tenants

A well-informed tenant is more likely to take care of the property. Providing a clear tenancy agreement that outlines maintenance responsibilities, such as keeping carpets clean and reporting issues promptly, encourages tenants to look after their home. A simple guide on how to care for appliances, heating systems, and ventilation can also prevent unnecessary damage caused by misuse.

Use protective measures in high-traffic areas

Simple, affordable additions can significantly reduce wear in areas that experience the most use. Doormats at entrances help prevent dirt and grit from damaging flooring, while fitted furniture pads protect wooden or tiled floors from scratches. Installing door stoppers and kick plates can prevent damage to walls and skirting boards, reducing the need for repainting and repairs.

Carry out regular inspections and maintenance

Regular inspections allow landlords to catch small issues before they become expensive problems. Spotting early signs of damp, leaks, or damage gives you the chance to address them before they lead to costly repairs. A scheduled maintenance check every few months helps keep the property in good condition and reassures tenants that issues will be dealt with promptly.

Provide quality fixtures and fittings

While it may be tempting to furnish a rental property with budget-friendly items, poor-quality fixtures can break easily and require frequent replacement. Investing in sturdy door handles, strong curtain poles, and reliable kitchen appliances can save money in the long run by reducing the need for repairs. Choosing neutral, timeless designs also helps prevent the need for frequent updates due to changing trends.

Encourage responsible tenant behaviour

Encouraging tenants to report maintenance issues as soon as they arise can prevent minor problems from turning into expensive repairs. Providing a simple process for reporting issues and responding quickly to repair requests builds a positive relationship with tenants and helps keep the property well-maintained. Offering incentives for long-term tenants who take good care of the property, such as minor upgrades or professional cleaning, can also be beneficial.

Limit excessive wear with smart furnishing choices

For furnished rentals, choosing stain-resistant fabrics for sofas and chairs, and using wipeable surfaces for dining tables and worktops, can help keep furniture in good condition for longer. If you provide a washing machine, consider installing a filter to prevent damage from limescale and debris. Simple choices like these can significantly extend the lifespan of furnishings without increasing costs.

Use a professional end-of-tenancy clean

At the end of each tenancy, having the property professionally cleaned can help prevent long-term damage. Deep cleaning carpets, appliances, and bathrooms keeps them in good condition and makes it easier for new tenants to maintain the property. Some landlords include professional cleaning as a requirement in the tenancy agreement, ensuring the property is returned in good condition.

Protect your investment cost-effectively

Reducing wear and tear does not have to be expensive. By choosing durable materials, setting clear expectations, and maintaining the property proactively, landlords can keep their rental homes in excellent condition without overspending. A well-maintained property attracts responsible tenants, reduces repair costs, and helps ensure a long-term, profitable investment.

Noise complaints in winter: Your rights and remedies

Understanding Your Legal Rights

Not all noise counts as a legal nuisance, but persistent or unreasonable disturbances can fall under the law. Noise from neighbours, parties, or shared building issues may be actionable if it significantly affects your quality of life. Understanding what constitutes a legal nuisance is the first step toward taking action.

Reporting Noise Effectively

Document everything. Keep a diary of dates, times, and types of noise. Record sound levels if possible and note how it affects your daily life. A clear, detailed record strengthens your case whether you report to your landlord, letting agent, or the local council.

Involving Your Council

Councils take noise complaints seriously, especially during the quiet winter months when disturbances are more noticeable. Contact your local environmental health department to submit a formal complaint. They can investigate, issue warnings, and in some cases, take enforcement action against the noisy party.

Exploring Resolution Strategies

Before escalating, consider talking to your neighbour calmly and politely. Sometimes people aren’t aware their actions are disruptive. Mediation services are also available and can help both parties reach an agreement without legal action. If these approaches fail, formal complaints or legal action may be necessary, but having thorough documentation and knowing your rights will make the process smoother.

Struggling with noisy neighbours this winter?

Contact us today for guidance on your rights, reporting procedures, and effective strategies to restore peace in your home.

Early tenancy termination: When life changes unexpectedly

Understanding Break Clauses

Many tenancy agreements include a break clause, allowing tenants or landlords to end the contract before the fixed term finishes. Check your agreement carefully: break clauses usually have specific conditions, such as giving notice in writing or only applying after a certain period. Knowing the details can prevent disputes and unexpected fees.

Finding a Replacement Tenant

If your lease doesn’t include a break clause, you may still be able to leave early by arranging a replacement tenant. Landlords are often required to mitigate losses, meaning if a suitable replacement is found, your liability for rent may end sooner. Make sure any replacement tenant is approved formally and in writing to avoid legal complications.

Notice Requirements

Even with a break clause or replacement tenant, notice periods are crucial. Tenants usually need to provide written notice in line with the terms of the agreement. Landlords should respond promptly and fairly. Understanding the timing helps avoid being liable for extra months of rent.

Cost Implications

Early termination can carry financial consequences, from lost deposits to rent obligations or administrative fees. Review your agreement and talk to your landlord or letting agent to clarify what you owe and what can be negotiated. Planning ahead can reduce unexpected costs and make the process smoother for everyone.

Need to end your tenancy early?

Contact us today for practical advice, options for break clauses or replacement tenants, and strategies to minimise costs and stress.

10 things to look for in the perfect rental home

Creating a home tenants will love

Finding the right tenants isn’t just about advertising a property; it’s about creating a home they’ll genuinely appreciate. In today’s competitive lettings market, properties that feel functional, comfortable, and thoughtfully designed naturally attract more interest and encourage tenants to stay longer. Small improvements, smart layouts, and tenant-focused features can make all the difference when preparing a rental to truly impress.

Outdoor space

Even a modest garden, balcony, or shared courtyard adds considerable appeal. Outdoor areas offer room to relax or entertain and can justify slightly higher rent while helping your property stand out.

Modern kitchens and bathrooms

Simple yet stylish upgrades go a long way. Updated appliances, sleek finishes, and good storage signal a well-maintained home and help tenants feel valued - often encouraging longer tenancies.

Energy efficiency

Eco-conscious tenants appreciate features like double glazing, efficient heating, and proper insulation. These improvements lower energy bills, boost comfort, and future-proof your property.

Flexible layouts

Versatile spaces appeal to a wide range of tenants. Whether open-plan living or defined rooms for work and study, adaptable layouts suit modern lifestyles and broaden your rental appeal.

Ample storage

Practical storage - built - in wardrobes, cupboards, or loft space - helps tenants stay organised and makes the home feel more comfortable and functional.

Reliable connectivity

Fast, dependable broadband is essential for today’s tenants. It’s a must-have for remote workers, students, and anyone who enjoys streaming or gaming.

Safety and security

Secure locks, alarms, and well-lit entrances provide reassurance. A property that feels safe attracts respectful tenants who are more likely to stay longer.

Low-maintenance features

Durable flooring, easy - clean surfaces, and quality fixtures reduce upkeep and minimise wear - and - tear issues - benefiting both tenants and landlords.

Kerb appeal

First impressions matter. A tidy exterior, fresh paint, and a well-kept garden make your property more inviting and can increase viewing numbers and rental value.

Tenant - focused extras

Small additions like communal areas, utility inclusions, or dedicated parking can significantly enhance the tenant experience and set your property apart.

Want tenants to fall in love with your property? Get expert guidance today

The Christmas moving mistakes that cost tenants thousands (and how to avoid them)

The festive period trap

Moving house during Christmas sounds convenient - time off work, family available to help, and a quieter lettings market. But here’s the truth tenants discover too late: that “quieter market” cuts both ways. There are fewer available properties, reduced staff at letting agencies, tradespeople on holiday, and unexpected costs appearing exactly when finances are at their tightest.

Tenants who manage Christmas moves successfully aren’t lucky - they’re prepared for the realities of the most disruptive moving window of the year.

The notice period nobody calculates properly

Notice periods don’t pause for Christmas. If your tenancy ends January 15th, the legally required notice includes Christmas Day, Boxing Day, and New Year’s Day - days when absolutely nothing moves in the rental sector. Need your deposit back quickly for your next place? Every closed working day delays it.

The real solution: serve notice based on how the festive period actually works. A “one-month notice” often requires six weeks of real processing time once holiday closures are factored in.

The inventory timing that protects your deposit

A December 23rd checkout inspection sounds efficient - it’s a trap. Inspectors rush to finish work, tenants are distracted by travel or family plans, and contractors can’t provide quotes for damage disputes until mid-January.

Request early-December or mid-January inspections instead. And whatever the timing, take your own dated photos of every room - your best defence in deposit disputes.

The hidden costs nobody mentions

Removal companies charge premium rates during Christmas week. Utility companies process final readings slower. Council tax refunds take longer. Your broadband cancellation? That's a 30-day notice period that doesn't care about your moving date.

But here's what costs tenants most: emergency expenses when things go wrong during the period when nothing's open. Heating failure during Christmas week in an empty property you're still responsible for? Lost keys when locksmiths charge triple rate? These aren't hypothetical scenarios, they're predictable Christmas moving problems.

The overlap strategy that works

The cheapest Christmas move isn’t the one with the tightest timing - it’s the one with deliberate overlap. Paying double rent for 3–5 days is usually far cheaper than the chaos of trying to move on December 28th when no one is available to help, nothing is open, and problems cannot be resolved.

An overlap also protects your deposit: time for proper cleaning, repairs, and addressing issues professionally instead of rushing through a holiday-week checkout.

What your landlord must still provide

Christmas doesn’t suspend landlord obligations. Emergency repairs still require 24-hour response. If your boiler breaks on December 27th, “we’ll fix it when we’re back” is not legally acceptable. Document everything.

Deposit protection timelines also continue unchanged. Your deposit must be protected within 30 days of payment - Christmas included.

Your Christmas moving checklist

Add 10–14 days to notice periods to account for closures
Book removal services before December (prices spike after mid-month)
Schedule inspections early December or after January 6th
Plan 3–5 days of rental overlap
Photograph both properties with date-stamped images
Submit meter readings before December 23rd
Keep landlord emergency contacts accessible
Don’t assume services resume Jan 2nd - many restart Jan 6th

The tenants who handle Christmas moves well aren't the ones who find bargains. They're the ones who understand that festive period "convenience" usually means compressed timeframes when you're least able to protect your interests. Plan for that reality, not the fantasy of empty diaries and helpful family members.

Our team understands the complications of festive moves. Get professional guidance today

Post-budget property market outlook

The dust is settling on the 2025 Autumn Budget, and property market experts are now assessing what the announced measures mean for house prices, buyer behaviour, and rental demand in the coming year. Whether you're a landlord, tenant, or prospective buyer, understanding these trends will help you make smarter decisions.

Clarity brings market stability

The most significant development is the confirmation that there will be no annual tax on properties above £500,000. This brings clarity to owners of roughly 210,000 homes currently on the market above this threshold. With certainty established, buyer interest is expected to strengthen heading into 2026, particularly across London and southern England.

The existing stamp duty system remains intact, providing continuity for the market. Market analysts expect this clarity to support renewed activity after a period of waiting. Properties priced appropriately for current conditions will continue to transact, and buyers with financing in place can move forward with confidence.

What landlords need to consider

From April 2027, property income tax rates will adjust by 2 percentage points across all bands, basic rate moving to 22%, higher rate to 42%, and additional rate to 47%. This follows last year's stamp duty adjustment on additional homes (from 3% to 5%), alongside the Renters' Rights Act and energy efficiency regulations forming part of the shifting landlord landscape.

Significantly, rents have risen 25% over the last five years, which has supported landlord income during this period of change. This rental growth has provided returns that help landlords navigate the new regulatory and taxation environment.

Landlords can focus on properties with strong rental demand fundamentals, good employment prospects, transport links, and practical layouts. The April 2027 implementation date provides time to review portfolio performance and consider strategic adjustments where beneficial.

The targeted mansion tax

From 2028, a high-value council tax surcharge will apply to properties worth over £2m, an estimated 0.5% of UK homes, with 85% in London and the South East. The annual charge of £2,500 for properties between £2m-£5m, rising to £7,500 above £5m, is more modest than some predictions suggested.

For a majority of the market, 99.5% of homes, this measure will have no impact. The targeted nature means typical buyers, sellers, and homeowners can proceed with their plans unchanged.

The rental market perspective

For tenants, the 25% rent growth over five years reflects strong underlying demand in the rental sector. As buyer confidence returns following budget clarity, the balance between renting and purchasing becomes clearer for those weighing their options.

With the existing stamp duty system maintained and no new barriers to homeownership introduced, the path to purchase remains consistent with pre-budget conditions. This allows for informed decision-making based on personal circumstances and financial readiness.

The year ahead

The post-budget outlook centres on targeted adjustments rather than dramatic change. The confirmation about the £500,000 threshold removes uncertainty for 210,000 homes currently on the market. The existing stamp duty system provides continuity for most market participants. Targeted adjustments affect specific segments, 0.5% of homes above £2m and landlords planning for April 2027 changes.

This creates a more predictable environment for planning. Buyers gain certainty about purchase costs. Sellers understand the landscape for marketing their properties. Landlords have a clear timeline for adjusting to new income tax rates. Homeowners below £2m see no changes to their position.

The market rewards those who understand these specifics and act on clear information. With speculation about sweeping property tax changes now resolved, participants can make decisions based on actual measures rather than anticipated scenarios.

2025 property market round-up

The 2025 Autumn Budget marks an important moment for the property market as we close out 2025. With targeted changes to taxation, maintained stability for most homeowners, and evolving market dynamics, understanding what's happened and what's coming will help everyone make smarter property decisions in the year ahead.

The budget changes reshaping property

The most significant news is the no annual tax on properties above £500,000, bringing clarity to roughly 210,000 homes currently on the market above this threshold. The existing stamp duty system remains completely intact for all buyers.

However, targeted measures affect specific segments. From 2028, a high-value council tax surcharge will apply to properties worth over £2 million, affecting an estimated 0.5% of UK homes. This surcharge will impact 85% of properties in London and the South East. The annual charge will be £2,500 for properties valued between £2 million and £5 million, rising to £7,500 for properties worth more than £5 million.

For landlords, property income tax rates adjust by 2 percentage points from April 2027. Basic rate moves to 22%, higher rate to 42%, and additional rate to 47%. This follows last year's stamp duty adjustment on additional homes (from 3% to 5%).

These changes represent differentiated impacts across the market. For the vast majority, 99.5% of homeowners and all buyers, the budget maintains existing structures. For high-value property owners and landlords, the measures create planning considerations for the years ahead.

What landlords can expect in 2026

Landlords have a clear timeline for adjusting to new income tax rates from April 2027. Combined with ongoing regulatory developments including the Renters' Rights Act and energy efficiency requirements, this creates an evolving operational environment.

Significantly, rental demand fundamentals remain robust. Rents have risen 25% over the last five years, supporting landlord income during this period of change. This rental growth provides returns that help navigate the shifting taxation landscape.

Landlords can focus on properties with strong tenant demand, manageable costs, and reliable yields. The April 2027 implementation date provides time to review portfolio performance, calculate returns incorporating new tax rates, and determine optimal strategies for individual circumstances.

Renter and buyer perspectives

For renters, the 25% rent growth over five years reflects strong underlying demand in the sector. The budget's impact on rental supply will depend on how individual landlords respond to the taxation adjustments, creating varying outcomes across different markets.

Buyers gain clarity now that no £500,000 annual tax will be introduced, and the existing stamp duty system remains unchanged. This removes months of uncertainty that had characterised market hesitancy. With the threat of sweeping property tax changes lifted, buyer interest is expected to strengthen heading into 2026.

First-time buyers continue to benefit from existing thresholds, and those purchasing additional properties work within the established framework. The absence of new barriers to homeownership means the path to purchase remains consistent with pre-budget conditions.

Market outlook for 2026

The removal of uncertainty around the £500,000 threshold creates conditions for renewed activity. Market analysts expect buyer interest to strengthen, particularly across London and southern England where significant numbers of homes fall above this level. After several months of hesitation whilst participants waited for budget clarity, that waiting period now ends.

Properties priced appropriately for current conditions will continue transacting. The existing stamp duty system provides continuity, whilst the targeted nature of changes, affecting only 0.5% of homes with the mansion tax from 2028 and landlords from April 2027, means most market participants can proceed with their plans unchanged.

The fundamentals supporting property investment remain sound. Strong rental demand, as evidenced by 25% rent growth over five years, continues. The clarified taxation landscape allows for informed planning rather than speculation about potential changes.

Positioning for success

Whether you're a landlord reviewing your portfolio, an investor seeking opportunities, a renter considering your options, or a buyer planning your purchase, 2026 offers clearer conditions for decision-making than the uncertainty that preceded the budget.

Landlords have a defined timeline to April 2027 for adapting to new income tax rates. High-value homeowners understand the 2028 mansion tax implementation. Buyers and many homeowners know the existing structures remain in place. This clarity enables strategic planning based on actual measures rather than anticipated scenarios.

Understanding the specific impacts on your situation, focusing on strong fundamentals, and acting on clear information positions you well for the year ahead. The roughly 210,000 homes on the market above £500,000 benefit from lifted uncertainty. Regional opportunities continue to develop. The market rewards those who move forward with confidence based on facts.