Category: Blog

🏡 Waterfords Estate Agents: What the Budget Means for You — and Why It’s Business as Usual

Today, the government unveiled the 2025 Budget under Rachel Reeves — and while there are headlines about fresh taxes and changes, for most of us thinking of moving: it really looks like business as usual.

✅ What’s Staying the Same (For Most Buyers & Sellers)

• The Budget contains no change to the current rules for most residential home-movers — in other words, if you’re buying or selling a typical home, there’s nothing in today’s announcement that impacts you directly.
• So if you’ve been waiting to move, this may be a relief: there’s no sudden stamp-duty hike or surprise tax burden on standard properties announced today.

⚠️ What Did Change — And Who It Affects

• The government introduced a new annual “mansion tax” on high-value properties, for homes valued at £2 million or more.
• This affects only a small slice of the market — luxury homes at the top end — so for most London and UK buyers / sellers, the ‘normal’ market stays pretty much unchanged.
• For typical homes and average buyers/sellers, no extra property-tax changes (stamp duty or similar) were announced.

💡 What This Means for the Property Market — And You

Overall, this Budget suggests stability rather than disruption. For the majority:

• The property market continues — buyers, sellers, and movers can plan with confidence.
• The “noise” around possible tax changes appears to apply mainly to ultra-high-value homes, not the mass of everyday properties.
• For people thinking about moving home or selling: there’s no reason to delay purely because of today’s Budget.

📣 Our Message from Waterfords

If you’re looking to move — whether up, down, sideways or simply changing neighbourhoods — don’t wait. With today’s clarity: it’s business as usual.

Contact us at Waterfords Estate Agents for a free, no-obligation property valuation and up-to-date advice. We’ll help you understand exactly what your home might fetch in today’s market — and set you on the right path for your next move.

What’s Coming Next for Landlords in the Private Rented Sector

By Sam Charlton, Director, Waterfords

The private rented sector is about to see some big changes. As a landlord, it’s important to understand what’s coming so you can plan ahead. Here’s a simple breakdown of Phases 2 and 3 of the government’s Rent Reform Roadmap.

Phase 2: The PRS Database and Landlord Ombudsman (Late 2026 Onwards)

From late 2026, all private landlords will need to sign up to the new PRS Database. This will be mandatory and come with an annual fee (details on the cost are still to be confirmed).

What you’ll need to do:

• Register your properties and provide key details like:
  • Your contact information (including co-landlords, if applicable)
  • Property details: address, type, number of bedrooms, number of tenants, whether it’s furnished
  • Safety and compliance info: gas, electric, and energy certificates
• The database will also be accessible to local councils and the public in some cases.

Once the database is up and running, the government will introduce the PRS Landlord Ombudsman.

The Ombudsman will:

• Provide tenants with a redress service if things go wrong
• Support landlords with guidance, tools, and training to manage complaints early
• Be mandatory for all PRS landlords, funded through a fair charge

Full membership for landlords is expected around 2028, with plenty of notice given before it becomes a requirement.

Phase 3: Decent Homes Standard (DHS)

Phase 3 is about making sure all PRS homes meet a decent standard. While the exact dates are still being confirmed (likely 2035 or 2037), landlords should start planning improvements now.

Key points:

• Properties will need to meet a minimum quality standard, giving councils powers to act if homes fall short
• Minimum Energy Efficiency Standards (MEES) aim for EPC C or equivalent by 2030
• The Housing Health and Safety Rating System (HHSRS) will be updated to support these standards
• Awaab’s Law will apply to the PRS, meaning landlords must act quickly to fix serious hazards

What This Means for You

• Landlords: Prepare for registration, Ombudsman membership, and long-term property improvements. Planning now reduces stress later.
• Tenants: Greater transparency, better safety standards, and access to a formal complaints process.

At Waterfords, we’re here to help landlords navigate these changes and make compliance as straightforward as possible. Keep an eye on updates, start planning, and you’ll be well-prepared for the reforms ahead.

What the Renters’ Rights Act 2025 Means for You

By Sam Charlton, Director at Waterfords

The government has now published full details of the Renters’ Rights Act 2025, a landmark piece of legislation that will reshape how renting works in England. Whether you’re a landlord or a tenant, these changes are significant and it’s important to understand exactly what’s coming and when.

Below, I’ve summarised the key points of Phase 1, which will take effect from 1 May 2026, along with some earlier enforcement powers arriving in December 2025.

Phase 1 – From 1 May 2026

1. Section 21 ‘No Fault’ Evictions Will Be Abolished

One of the biggest changes is the removal of Section 21.
This means landlords will no longer be able to end tenancies without giving a specific, valid reason. All evictions must go through the Section 8 process, which is being strengthened to ensure it remains fair and workable.

2. New Tenancy Structure: Assured Periodic Tenancies

Almost all existing and new private rented sector (PRS) tenancies will automatically become Assured Periodic Tenancies.

This gives tenants:

• The right to stay as long as they wish unless the landlord has valid grounds for possession.
• The ability to end the tenancy with two months’ notice, providing greater flexibility.

For landlords, this removes the fixed-term structure but introduces clearer and more robust possession grounds.

3. Reformed Possession Grounds (Fairer for Both Parties)

The Section 8 grounds are being updated so landlords can regain their property when genuinely needed, while ensuring tenants have protection from unfair eviction.

Key changes include:

• Stronger powers to evict tenants involved in anti-social behaviour.
• Clear grounds for dealing with serious or persistent rent arrears.

This is designed to ensure law-abiding tenants feel more secure while giving landlords confidence that problem situations can still be addressed effectively.

4. Limiting Rent Increases to Once Per Year

Landlords will be allowed to increase rent only once within a 12-month period, and must use the revised Section 13 process.

They must:

• Give at least two months’ notice of the increase.
• Provide written notice using the required form.

This provides predictability for tenants while ensuring landlords retain the ability to adjust rents responsibly.

5. Ban on Rental Bidding & Excessive Rent in Advance

Letting agents and landlords will not be able to:

• Encourage or accept offers higher than the advertised rent.
• Request more than one month’s rent in advance.

This is designed to create a fairer and more transparent rental market, reducing the competitiveness that has put some tenants at a disadvantage.

6. No Discrimination Against Families or Benefit Recipients

It will become illegal to discriminate against applicants who:

• Have children, or
• Receive benefits.

This includes:

• Withholding property information
• Blocking viewings
• Refusing to grant a tenancy

This brings a long-awaited level playing field for many renters.

7. Tenants’ Right to Request a Pet

Landlords must consider pet requests and respond within 28 days.

If refusing, the landlord must give a valid reason.
This doesn’t mean all pets must be accepted, but it does create a more transparent and accountable process.

8. Stronger Enforcement & Higher Penalties

Local councils will receive additional powers and resources to tackle rogue landlords, including:

• Expanded civil penalties
• Higher rent repayment order limits (maximum doubled)
• Rent repayment orders applied to superior landlords
• Mandatory reporting of enforcement activity

Repeat offenders will face the highest penalties available.

Earlier Changes – 27 December 2025

Before Phase 1 even begins, councils will gain new investigatory powers, including the ability to:

• Inspect properties more easily
• Demand documents
• Access third-party data

These measures are designed to crack down on poor-quality housing and non-compliant landlords.

What About Social Housing?

The changes outlined above apply first to the private rented sector only.
The social rented sector will transition during Phase 2, with the government now working alongside social housing landlords and the Regulator of Social Housing to establish a phased implementation.

What This Means for Waterfords Clients

At Waterfords, our role is to ensure both landlords and tenants feel supported and fully informed as these changes come into force. The Renters’ Rights Act represents the biggest shake-up of the rental market in decades, and preparation is key.

Over the coming months, we will:

• Provide updated tenancy documentation and processes
• Offer tailored guidance for landlords on possession grounds
• Ensure rent increases and tenancy changes comply with the new law
• Support tenants in understanding their enhanced rights

If you have any questions about the Act, or would like help preparing for the 2026 changes, please don’t hesitate to contact me or the team.

Sam Charlton
Director, Waterfords Estate Agents

Is Now the Right Time to Invest in Property?

Introduction:
Property investment remains a popular option, but market conditions in 2025 require careful consideration. Understanding timing, financing, and rental demand is crucial to success.

1. Assess Market Stability:
   While prices may fluctuate slightly, long-term property growth remains robust. Strategic investments in high-demand areas can yield capital appreciation.
2. Rental Demand:
   Urban areas and commuter towns continue to experience strong rental demand. Understanding local demographics helps identify high-yield opportunities.
3. Financing and Interest Rates:
   Careful consideration of mortgage rates and lending conditions ensures investment sustainability. Calculate potential returns before committing.
4. Legislative Impacts:
   Renters’ Rights Bill and property tax changes may affect income. Staying informed enables investors to make smarter choices.

Conclusion:
Property investment in 2025 can be highly profitable with the right planning and expert guidance. Waterfords helps investors identify opportunities aligned with financial goals and market realities.

How to Price Your Home Competitively in 2025

Introduction:
Setting the right asking price is crucial for a successful sale. In 2025, a strategic approach to pricing ensures your property attracts buyers and achieves maximum value.

1. Research Comparable Sales:
   Examine recent sales in your area to determine a competitive price range. Local knowledge is essential.
2. Factor in Property Features:
   Unique elements, upgrades, and energy efficiency can justify a higher asking price. Highlight these features in listings and viewings.
3. Consider Market Conditions:
   Slow markets require competitive pricing to attract interest, while high-demand areas may allow for higher prices.
4. Professional Valuation:
   A Waterfords valuation ensures your property is accurately priced, balancing market trends with your financial goals.
5. Monitor Buyer Feedback:
   Be prepared to adjust pricing based on interest and feedback from viewings to optimise sale potential.

Conclusion:
Competitive pricing is key to a fast and profitable sale. With Waterfords’ expertise, your home can be positioned effectively in the market to attract serious buyers.

Navigating the Buy-to-Let Market in 2025

Introduction:
Buy-to-let investing can be profitable, but the current market and legislative environment require careful planning. Investors must balance potential returns with regulatory and financial considerations.

1. Research Local Markets:
   Rental yields vary by region. Understanding demand and local trends is essential for identifying profitable investment opportunities.
2. Financing Considerations:
   Mortgage availability and rates impact profitability. Planning finances carefully ensures long-term sustainability.
3. Legislative Awareness:
   Changes such as the Renters’ Rights Bill and tax reforms can affect rental income. Staying informed helps investors avoid unexpected costs.
4. Property Management:
   Effective management, including tenant screening, timely repairs, and clear communication, protects investments and enhances returns.

Conclusion:
With the right research, planning, and management, buy-to-let remains a viable investment in 2025. Waterfords provides expert guidance to help investors maximise returns and minimise risks.

rental market. With guidance from Waterfords, landlords can comply with new regulations while maintaining positive tenant relationships and rental profitability.

Renters’ Rights Bill – What Landlords Need to Know

Introduction:
The Renters’ Rights Bill introduces important changes affecting landlords and tenants. Understanding these updates is vital to comply with legislation and maintain positive rental relationships.

1. Security of Tenure:
   Tenants now have stronger protections, requiring landlords to provide clear justification for evictions. Landlords must follow legal procedures to avoid disputes.
2. Maintenance Standards:
   The bill enforces higher standards for rental properties, ensuring homes are safe, habitable, and well-maintained. Landlords should conduct regular inspections and promptly address repairs.
3. Transparency Requirements:
   Clear rental agreements are essential. Landlords must outline all fees, responsibilities, and property conditions to ensure compliance.
4. Financial and Legal Implications:
   Non-compliance can result in fines or legal action. Proactive management, updated contracts, and professional advice help landlords avoid penalties.

Conclusion:
The Renters’ Rights Bill promotes fairness in the rental market. With guidance from Waterfords, landlords can comply with new regulations while maintaining positive tenant relationships and rental profitability.

Understanding the Impact of Mortgage Rates on Your Buying Power

Introduction:
Mortgage rates directly affect the amount you can borrow and your monthly payments. Understanding their impact is crucial for buyers navigating the 2025 property market.

1. How Rates Affect Borrowing:
   Higher mortgage rates reduce borrowing capacity because monthly payments increase. Conversely, lower rates can increase affordability and open up more property options.                                                 
2. Fixed vs. Variable Mortgages:
   • Fixed rates offer stability, locking in payments for a set period.
   • Variable rates may be lower initially but can fluctuate, affecting affordability. Assess which option aligns with your financial situation.

3. Budgeting for Rate Changes:
   Even small rate fluctuations can impact monthly repayments. Buyers should plan for possible changes when evaluating affordability and avoid overstretching budgets.

       4. Timing and Market Trends:
          Understanding current and projected interest rate trends allows buyers to time their purchase for optimal financial advantage.

Conclusion:
Mortgage rates are a key factor in property purchasing decisions. By understanding how rates affect affordability and working with experts like Waterfords, buyers can make informed choices and secure the right property at the right price.

Selling in a Slower Market – Strategies for Success

Introduction:
A slowdown in the housing market doesn’t mean your property can’t sell. With the right approach, you can attract buyers and achieve a successful sale, even when market activity is lower.

1. Price Strategically:
   Correct pricing is essential. Overpricing can deter buyers, while under-pricing may leave money on the table. A professional valuation from Waterfords ensures your asking price is competitive.
2. Showcase Unique Features:
   Highlight your property’s best attributes, whether it’s a modern kitchen, large garden, or energy-efficient upgrades. Buyers respond to well-presented homes with distinctive qualities.
3. Professional Photography and Marketing:
   High-quality visuals, virtual tours, and compelling property descriptions capture attention online. In a slower market, effective marketing is crucial to attract serious buyers.
4. Flexible Viewings:
   Offer flexible viewing times, including evenings or weekends, to accommodate busy buyers. Convenience can be the deciding factor for securing offers.
5. Consider Incentives:
   Offering incentives like including appliances or paying certain fees can make your property more attractive in a competitive market.

Conclusion:
Even in slower markets, properties that are well-priced, presented, and marketed sell faster. Waterfords’ team provides tailored strategies to ensure your home achieves maximum exposure and appeal.

First-Time Buyers – Navigating the Current Market

Introduction:
Buying your first home is exciting, but navigating today’s property market can feel challenging. Fluctuating house prices, mortgage rates, and regional variations all affect first-time buyers. With the right approach and guidance from Waterfords, you can find the right property without unnecessary stress.

1. Understand Your Budget:
   Mortgage rates fluctuate, and lending criteria can affect how much you can borrow. Getting pre-approved for a mortgage helps clarify your budget and ensures you can act quickly when you find the right property.
2. Research Local Markets:
   Prices vary significantly across regions and neighbourhoods. Compare property prices in different areas to find value for money and ensure your purchase aligns with your lifestyle, commute, and long-term plans.
3. Prioritise Needs vs Wants:
   Consider both your current and future needs. For example, think about space for a growing family, proximity to schools, or transport links. Balancing practical requirements with lifestyle preferences increases satisfaction with your purchase.
4. Explore Government Schemes:
   First-time buyers may benefit from schemes such as Help to Buy or shared ownership. These can reduce upfront costs and make your first home more accessible.
5. Work With Experts:
   Estate agents, like Waterfords, provide local market knowledge, property alerts, and negotiation support. Their expertise ensures you secure a home at the best possible price.

Conclusion:
First-time buyers can feel overwhelmed, but with careful planning, research, and expert support, entering the property market becomes much easier. Waterfords guides buyers through every step, ensuring a confident and successful purchase.