For buyers, sellers, homeowners and landlords, the past few years have required careful budgeting and cautious planning. This change does not remove those pressures entirely, but it does provide a more stable backdrop as attention turns towards 2026.

Related: Understanding the 2025 Budget: Implications for landlords and homeowners

How the base rate influences everyday property decisions

The base rate plays a central role in determining borrowing costs across the economy. In property terms, it affects how lenders price mortgages, how much buyers can afford to borrow and how households manage monthly repayments.

When the base rate begins to fall, lenders tend to respond gradually rather than immediately. Over time, this can make borrowing more manageable and support steadier levels of activity across the market.

This latest cut is widely seen as a sign that inflation is easing and that the period of sharply rising interest rates may be behind us.

Reviewing mortgage arrangements and affordability

The impact of a base rate cut varies depending on individual circumstances.

Homeowners and landlords on tracker or variable-rate mortgages may see modest reductions in monthly repayments. Those on fixed-rate deals will not notice any immediate change, but improving conditions may influence options when a deal reaches its end.

This makes it a sensible time to review mortgage arrangements, understand renewal dates and assess affordability, even if no immediate changes are planned.

What buyers may notice as conditions begin to settle

As borrowing costs ease gradually, affordability improves over time. This does not usually lead to a sudden increase in demand, but it can encourage more buyers to re-engage with the market.

Buyers are likely to remain careful and value-focused, taking time to compare options and consider long-term suitability rather than making rushed decisions. Preparation remains important, particularly in local markets where demand varies by area.

Selling in a more balanced market

For sellers, a more stable interest rate environment often brings more consistent buyer interest rather than rapid changes.

Pricing accurately, presenting a property well and understanding local demand remain key. In markets where buyers are cautious, homes that are priced realistically and marketed effectively tend to attract stronger interest.

Early planning, including obtaining an up-to-date valuation, can help sellers decide when and how to move forward.

Landlords planning for the year ahead

Landlords have faced increased costs in recent years, from higher mortgage rates to wider changes in the rental sector. Any easing in borrowing costs can therefore offer some relief, particularly for those refinancing in the near term.

Rental demand remains strong in many areas, which continues to support the lettings market. As conditions adjust, landlords may find it helpful to review their overall position, including finance arrangements, property performance and longer-term plans.

Related: A Key Update For Self-Managing Landlords: Local Council Powers Expand On 27 December 2025 Under The Renters’ Rights Act

What this could mean for the 2026 market

Further base rate cuts are possible, although their timing will depend on inflation and broader economic conditions. If borrowing costs continue to ease gradually, the property market is likely to remain steady rather than volatile.

This outlook supports careful planning rather than quick decisions. Buyers, sellers and landlords who understand their position and take advice early are better placed to respond as conditions evolve through 2026.

Key point: the coming year is about preparation and clarity rather than rushing to act.

Related: How to End a Tenancy From May 2026: CJ Hole’s Guide to the New Possession Rules

Why does this matter when planning your next move

This base rate cut matters because it provides greater clarity around borrowing and affordability. While it does not remove every challenge, it does reduce uncertainty and support more informed decision-making.

Property markets are shaped locally. CJ Hole can offer insight into local demand, pricing trends and rental conditions, helping you plan your next move with confidence.

Thinking ahead to 2026? Book a free property valuation with CJ Hole to understand your position and explore your options for the year ahead.

The post The Base Rate Cut and What It Means for Property as We Look Towards 2026 appeared first on CJ Hole.

From that date, the process for ending a tenancy becomes more structured: identify the ground (or combination of grounds) that fits your situation, serve notice with the correct notice period for that ground, and if your tenant is still in place when that notice expires, you can issue a court possession claim straight away. In many cases, you can rely on more than one ground in the same claim.

Above all, there is one non-negotiable rule: the court cannot grant a possession order unless the tenant’s deposit has been correctly protected in a government-approved tenancy deposit scheme.

The grounds are split into two main categories:

• Mandatory grounds: If you can show that the ground applies, the court is required to give possession.
• Discretionary grounds: Even where you prove the ground, the judge will weigh up the circumstances and decide whether it is reasonable to grant possession.

Mandatory grounds

Ground 1

You can use this ground where you, or a close family member, need to move into the property, but not during the first 12 months of the tenancy, and you can only take up occupation once possession has been granted. Notice to be given: 4 months

Ground 1A 

If you have a genuine intention to sell the property, you can seek possession, but not within the first 12 months of a new tenancy; social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 4 months

Ground 1B 

This ground is only for Rent to Buy properties, and can be relied on where the tenant has been offered the chance to buy at the end of the scheme, but does not do so; social landlords/PRPs cannot rely on it until 2027. Notice to be given: 4 months

Ground 2

If a lender needs to take back the property to sell it because mortgage payments have fallen into arrears, they can apply for possession, and the tenant will be required to leave on the date ordered by the court. Notice to be given: 4 months

Ground 2ZA

Where you sublet under a superior lease that is ending within 12 months, this ground can only be relied on if you are an agricultural landlord, provide supported accommodation, or represent a company that is at least 50% council-owned; social landlords cannot rely on this ground until 2027. Notice to be given: 4 months

Ground 2ZB 

Where you sublet under a superior lease that was for a fixed term of more than 21 years, and that lease is ending, has ended, or will not be extended within 12 months, you can seek possession on this ground. Notice to be given: 4 months

Ground 2ZC 

After a superior lease ends, the landlord under that lease can become your tenant’s landlord and apply to court for possession, but only where you originally let the property on an assured tenancy and you were an agricultural landlord, a supported accommodation provider, a company at least 50% council-owned, or a PRP; the notice must be served by the superior landlord, and where the original landlord was social, this ground cannot be relied on until 2027. Notice to be given: 4 months

Ground 2ZD

Where the superior lease was for a fixed term of more than 21 years and has expired, the superior landlord can seek possession, but they must apply to the court within 6 months of the lease reverting to them. Notice to be given: 4 months

Ground 4 

This ground is available exclusively to universities and colleges for student accommodation, and only where the property was let to students at some point during the 12 months prior to the start of the tenancy. Notice to be given: 2 weeks

Ground 4A

If your property is a student HMO and is needed for a new group of full-time students in line with the academic year between 1 June and 30 September, you can seek possession, but only if the tenancy was not agreed more than six months before it began and you gave advance notice that you intended to rely on this ground. Notice to be given: 4 months

Ground 5 

Where the property is primarily used to house a minister of religion and is needed for that purpose again, you can seek possession on this ground. Notice to be given: 2 months

Ground 5A

Where you need the property to house an employed or self-employed agricultural worker, you can seek possession on this ground. Notice to be given: 2 months

Ground 5B

Where the property was let to a tenant because they met specific employment requirements (for example, key worker criteria) and they no longer meet those requirements, you can seek possession so the home can be let to someone who does; social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 2 months

Ground 5C 

If the tenant was housed because they were employed by you, you can seek possession if their employment ends; this also applies where the tenancy was not intended to last for the full length of employment and the property is needed for a new employee, and where the home is let to police constables who are not classed as employees. Notice to be given: 2 months

Ground 5D

Where a social landlord or PRP has let a property based on employment criteria and the tenant no longer meets those conditions, possession can be sought on this ground, but only from 2027 when the changes apply to the social rented sector. Notice to be given: 2 months

Ground 5E 

If the property is usually used as supported accommodation and is to be rented out as supported accommodation again, you can seek possession on this ground, but not if the tenant needs the property for supported accommodation. Notice to be given: 4 weeks

Ground 5F 

If you rented out your property as supported accommodation, you can seek possession on this ground where the support has stopped, or funding has ended, or the accommodation is no longer suitable because the tenant’s support needs have changed. Notice to be given: 4 weeks

Ground 5G 

If the property was used as temporary accommodation for statutory homelessness duty and the council has told you it is no longer needed, you can seek possession, but you must start the process within 12 months of being notified; social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 4 weeks

Ground 5H

If the tenancy was granted as stepping-stone accommodation with lower rent and eligibility criteria (such as being within a certain age range and/or in work or actively seeking work), you can seek possession if the tenant no longer meets the criteria or if the agreed stepping-stone period has ended; social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 2 months

Ground 6

If you need to redevelop or demolish the property and the tenant cannot live there while the work is carried out, you can seek possession on this ground, though it is usually not available in the first six months of a tenancy; social landlords may need to provide suitable alternative accommodation unless the tenant was warned before the tenancy began, and social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 4 months

Ground 6A

If you are a social landlord and your tenant has been living in decant accommodation because their original home was or is being redeveloped, you can seek possession on this ground from 2027, as long as suitable alternative accommodation is available for them. Notice to be given: 4 months

Ground 6B

If a court orders you to regain possession following enforcement action for a legal breach, you can seek possession and may be required to pay compensation. Notice to be given: 4 months

Ground 7 

If someone inherits the tenancy but was not living in the property immediately before the tenant died, you can seek possession, usually within 12 months of the death; social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 2 months

Ground 7A

 If the tenant, household member, or visitor is convicted of serious crime, breaches an antisocial behaviour order, or a closure order blocks access for 48+ hours, you can apply immediately, but any possession order cannot take effect until 14 days after notice is served. Notice to be given: none

Ground 7B 

If the Secretary of State notifies you that your tenant has no Right to Rent under immigration law, you can seek possession on this ground. Notice to be given: 2 weeks

Ground 8 

If your tenant owes at least 3 months’ rent (monthly) or 13 weeks’ rent (weekly or fortnightly) on both the notice date and the hearing date, you can seek possession under this mandatory ground; it will fail if arrears drop below that level by the hearing, and arrears caused solely by delayed Universal Credit do not count. Notice to be given: 4 weeks

Discretionary grounds

Ground 9

If your tenant has been offered suitable alternative accommodation, you can seek possession on this ground, but the court will decide whether eviction is reasonable. Notice to be given: 2 months

Ground 10

If your tenant has fallen into rent arrears, you can apply for possession before the debt reaches 3 months’ rent, but the court will only make a possession order if it decides that eviction is reasonable in the circumstances. Notice to be given: 4 weeks

Ground 11

If your tenant has repeatedly delayed paying rent, you can try to evict them, but you must give notice before applying to court. Notice to be given: 4 weeks

Ground 12

If your tenant has broken one or more tenancy terms that are not related to rent, you can try to evict them, but you must give notice before applying to court. Notice to be given: 2 weeks

Ground 13

If your tenant has allowed the condition of the property to get worse, you can try to evict them, but you must give notice before applying to court. Notice to be given: 2 weeks

Ground 14

If your tenant, someone living with them, or a visitor commits antisocial behaviour, or commits a serious offence in or near the property, you can apply to the court straight away, but the court cannot make a possession order until 14 days after notice is served. Notice to be given: none

Ground 14A

If your tenant has carried out domestic abuse, you can try to evict them, but only where their partner or someone living with them has left and is unlikely to return; social landlords/PRPs cannot rely on this ground until 2027. Notice to be given: 2 weeks

Ground 14ZA

If your tenant, or any other adult living in the property, is convicted of an offence linked to a riot, you can seek to evict them, but you must serve notice before making a court application.  Notice to be given: 2 weeks

Ground 15

If your tenant has allowed the condition of the furniture to get worse, you can try to evict them, but you must give notice before applying to court. Notice to be given: 2 weeks

Ground 17

If your tenant, or someone acting on their behalf, gave false information to get the property, you can try to evict them, but you must give notice before applying to court. Notice to be given: 2 weeks

Ground 18 

If your tenant is in supported accommodation and does not engage with the support, you can try to evict them, but you must give notice before applying to court. Notice to be given: 4 weeks

Need help choosing the right ground?

If you’re not sure which ground fits your situation, or what notice period you should be giving, it’s safest to get some expert guidance before you serve any documents. Your local CJ Hole lettings team can talk you through how the new rules work in practice, help you identify the most suitable ground (or combination of grounds), and check your notices and paperwork so your position stays protected.

For extra reassurance, you can also read our guide to what the Renters’ Rights Act means for self-managing landlords, or contact your nearest branch for advice tailored to your properties.

The post How to End a Tenancy From May 2026: CJ Hole’s Guide to the New Possession Rules appeared first on CJ Hole.

CJ Hole has analysed the Budget 2025 to provide a clear overview of what it means for the UK property sector.

High-value homes and the 2028 surcharge

One of the most talked-about changes is the introduction of a High Value Council Tax Surcharge, sometimes called a mansion tax. From April 2028, properties in England valued at £2 million or more, according to 2026 VOA valuations, will face an additional annual charge between £2,500 and £7,500.

Around 100,000 homes are expected to be affected, almost all in London and the South East. For the vast majority of homeowners, this has no immediate impact, but it is something to consider for long-term financial planning.

Stamp duty and property taxes remain the same

The Budget confirmed that Stamp Duty Land Tax rates and thresholds remain unchanged. There are also no new taxes for homes valued over £500,000.

This clarity ensures that buying, selling, and moving costs remain predictable and stable as we approach 2026.

Rental income tax to increase in 2027

Landlords should note that from April 2027, rental income tax rates in England, Wales and Northern Ireland will rise by two percentage points across all bands.

The basic rate will increase to 22 percent, the higher rate to 42 percent and the additional rate to 47 percent. Scotland is unaffected because it sets its own tax system. While this change is a few years away, landlords may wish to consider how it will affect long-term cash flow.

Long-term support for commercial and mixed-use landlords

From April 2026, reduced business rate multipliers for retail, hospitality and leisure properties in England with rateable values below £500,000 will become permanent. This replaces the temporary RHL relief and provides certainty for commercial landlords and those with mixed-use portfolios.

Why property remains resilient

Even with some tax increases on the horizon, property continues to offer long-term security. Rental demand is strong in many regions, yields remain competitive, and property provides both consistent income and potential for long-term capital growth.

During periods of economic uncertainty, physical assets such as property often outperform financial markets in terms of stability, making it a reliable choice for investors who plan.

Regional impact of the changes

The new £2 million surcharge will mainly affect London and the South East. In most other regions, property values remain below this threshold, meaning the impact will be minimal.

Coupled with unchanged Stamp Duty rules, this supports a steady property market across the UK outside the highest-value areas.

Other legislative changes to watch

While the Budget sets a longer-term fiscal framework, two pieces of legislation will influence property sooner.

The Renters’ Rights Act is expected to progress through 2025 and 2026. This legislation will reshape key responsibilities for landlords and tenants. CJ Hole will provide guidance as the details emerge. Read our full guide to the Renters’ Rights Act.

Making Tax Digital begins in April 2026. Landlords and self-employed property owners will need to keep digital records and submit returns using MTD-compliant software. Planning will make this transition smoother.

Looking ahead

The 2025 Budget provides stability while highlighting gradual changes. Homeowners, landlords and investors can take comfort in predictable moving costs, but should plan for the longer-term effects of rental income tax increases and the £2 million surcharge.

By understanding these changes early, property owners can make informed decisions, adjust investment strategies and continue to benefit from a resilient UK property market. CJ Hole remains committed to helping clients navigate these developments with insight and clarity.

The post Understanding the 2025 Budget: Implications for landlords and homeowners appeared first on CJ Hole.

Rather than responding under pressure later, many landlords are choosing to prepare early. And for those who prefer a smoother, more supported approach, CJ Hole’s fully managed service is becoming the practical way to stay ahead of what’s coming.

What changes on 27 December 2025

While many landlords are expecting the larger tenancy reforms to begin in May 2026, the enforcement side of the legislation will activate sooner. From 27 December 2025, local councils will gain the ability to request and review a wider set of documents relating to the previous 12 months, if required. 

Local councils may request a range of documents linked to compliance, including:

• Tenancy Agreements
• Deposit Protection Certificates And Prescribed Information
• Right to Rent check records
• Gas Safety Certificates
• Electrical Installation Condition Reports (EICRs)
• Energy Performance Certificates (EPCs)
• Legal Notices Served
• Repair And Maintenance Records
and any relevant licence documents (such as HMO or selective licensing)

This broader scope means documentation must be complete, accurate and readily accessible.

With CJ Hole’s fully managed service, these documents are monitored, organised and maintained professionally so they can be provided promptly when required.

Why this matters for landlords who self-manage

Self-managing landlords are responsible for meeting every legal requirement, and under the new rules, that includes having clear evidence ready should local councils ask for it. 

To do that, documents need to be kept in one place, certificates must be up to date, and records of repairs and key actions should be easy to find. When information is scattered across emails, phones or paperwork, it becomes much harder to respond quickly.

This is why many landlords are taking the time now to organise their records and make sure everything is in good order before the new powers begin.

Don’t let December delays turn into compliance problems

December is always a busy period for landlords. Winter repairs, holiday closures, renewals and general end-of-year pressures all compete for attention, and it is naturally the time when paperwork is pushed into the new year.

This time, that simply isn’t an option.

With new powers starting before January, waiting until after the holidays could leave your records incomplete if councils request them. Taking a little time now to get organised means you won’t be trying to catch up when the Renters’ Rights Act changes are already in effect.

CJ Hole’s fully managed service helps you get ahead early, with consistent organisation and ongoing oversight so nothing important is missed.

How CJ Hole’s fully managed service makes compliance easier

CJ Hole has long supported landlords across the South West with clear, practical property management. As the documentation expectations become more detailed, the reassurance of professional oversight becomes even more valuable.

With our fully managed service, we:

• Maintain Well-Organised, Complete Documentation
• Monitor Safety And Legal Deadlines
• Store Records Securely And Consistently
• Handle Local Council Requests Appropriately And Professionally
• Provide Year-Round Support As Regulations Evolve

It creates a smoother, more structured approach to compliance, reducing the pressure on landlords who prefer not to manage every detail themselves.

Prepare now for the next stage of the Renters’ Rights Act

With the new powers beginning on 27 December 2025, this is the right time for self-managing landlords to step back, review their records and decide whether additional support would make the year ahead easier.

CJ Hole’s fully managed service offers the structure, clarity and confidence needed to stay aligned with the new documentation requirements. Speak to your local CJ Hole office to ensure your property is ready as the next phase of the Renters’ Rights Act comes into force.

The post A Key Update For Self-Managing Landlords: Local Council Powers Expand On 27 December 2025 Under The Renters’ Rights Act appeared first on CJ Hole.

This landmark reform strengthens protections for tenants, raises property standards and introduces new legal responsibilities for landlords. For many, the scale of these changes may feel daunting. At CJ Hole, we see this as an important opportunity to help landlords adapt with confidence and continue providing high-quality, compliant homes.

With over a century of experience in lettings and property management, CJ Hole has always operated at the highest professional standard. These new regulations align with our ongoing commitment to integrity, compliance and support, ensuring that every landlord we represent remains protected in the evolving rental landscape.

What the Renters’ Rights Act means for landlords

This legislation reshapes the way landlords manage their properties, from tenancy agreements and rent reviews to possession and property condition. Expert guidance will be essential to navigate these changes and stay compliant.

The main changes include:

• Abolition of Section 21 ‘no-fault’ evictions – Landlords must now use strengthened Section 8 grounds for possession.
• End of fixed-term tenancies – All tenancies become periodic, and tenants can give two months’ notice at any time.
• Stricter rent increase rules – Rent can only be reviewed once per year under section 13, and increases must be fair and transparent.
• Mandatory Landlord Ombudsman membership – All landlords must register, ensuring greater transparency and accountability.
• Ban on rent bidding – Properties must be marketed at a single, fixed rental price.
• Right to request pets – Landlords cannot unreasonably refuse a tenant’s request.
• Ban on benefit or family discrimination – All applicants must be assessed individually and fairly.
• New Decent Homes Standard – Every property must meet improved safety and living condition requirements.
• Awaab’s Law – There are now strict timelines for responding to hazards such as mould: 14 days to investigate, 7 days to repair, and 24 hours for emergencies.

When will these changes take effect?

The Government has confirmed that reforms will be phased in from spring 2026, beginning with tenancy reform and the abolition of Section 21. Other measures, such as Ombudsman membership and database registration, will follow later, allowing landlords time to adjust.

How CJ Hole can help you prepare

Our lettings experts are already working closely with landlords to update documentation, review rent structures and ensure full compliance ahead of the new rules. From tenancy transitions to property standards and possession procedures, CJ Hole provides proactive support every step of the way.

We take care of tenancy documentation, rent reviews, compliance checks and property maintenance so that you can focus on your investment with complete peace of mind. For additional reassurance, our Full Management and Rent Guarantee services offer extra protection, helping ensure your property and rental income remain secure in a changing market.

Contact your nearest CJ Hole branch to discuss how the Renters’ Rights Act will affect your portfolio and how we can help safeguard your rental income.

Your trusted partner for a changing rental market

Looking ahead, now is the ideal time to review your property and prepare for what’s next. Book a free rental valuation to see how your property is performing and identify new opportunities in the evolving market.

We are here to guide you through every stage of the transition, ensuring you remain compliant, supported, and ready for the future of lettings.

The post The Renters’ Rights Act has passed – Here’s what it means for the rental market appeared first on CJ Hole.

The numbers speak for themselves. Rightmove’s latest figures show that average rents outside London now exceed £1,300 pcm, meaning tenants are paying more than ever and expect safe and efficient homes.

For landlords, the message is clear: prevention pays. A structured winter property maintenance checklist doesn’t just protect bricks and mortar; it safeguards rental income, tenant wellbeing, and long-term property value. At CJ Hole, we’ve built this guide to help landlords stay ahead of winter before the problems start.

Related: Great winter property maintenance tips for your home

Start with the Heating System

When tenants think of winter comfort, they think of warmth. Nothing sours a tenancy faster than a broken boiler.

Instead of waiting for problems, schedule boiler servicing early in the season. A Gas Safe certificate is a legal requirement, but more importantly, it’s reassurance for tenants that their home is safe and comfortable. During inspections, engineers can spot small issues, such as a corroded pipe or a faulty valve, that could escalate in freezing weather.

Preventative servicing often costs under £100, while emergency call-outs can be several times higher. Even straightforward measures such as bleeding radiators or checking thermostats significantly improve efficiency and enhance tenant satisfaction.

Pipes: The Silent Winter Threat

Frozen pipes rarely make the headlines until one bursts. It is reported that burst pipe claims rose by around 75% during recent cold winters, highlighting just how common and costly this issue can be.

Think of your property as a network of veins. When water flow stops, damage spreads quickly. Lagging pipes in lofts and garages is essential. In older properties, even the stopcock can seize up if left unused. We always advise landlords to test it with tenants before winter. It’s a five-minute check that can save landlords hundreds in repair bills and avoid weeks of inconvenience.

Roofs and Gutters: Protecting from Above

The roof is often overlooked, as it tends to be out of sight and out of mind. But winter storms expose weaknesses. A single missing tile can allow water to seep into insulation, creating damp and mould.

Gutters matter just as much. We often see gutters overflowing with autumn leaves, turning into ice dams when temperatures fall. This doesn’t just affect drainage; it pushes water back into walls and ceilings.

Book a roof and gutter inspection every autumn. To avoid facing mid-winter calls about leaks or damp patches. Related: Winter is coming: How to reduce condensation.

Damp and Mould: More Than a Cosmetic Problem

Few issues frustrate tenants more than mould. Beyond its appearance, it raises serious health concerns, and landlords can find themselves liable under the Homes (Fitness for Human Habitation) Act.

The truth is, mould isn’t just about the tenant’s lifestyle. Poor ventilation, structural cracks, or persistent condensation play a huge role. At CJ Hole, we recommend landlords tackle it from both ends:

• Provide extractor fans in kitchens and bathrooms.
• Seal cracks where water ingress is possible.
• Encourage tenants to ventilate and heat rooms consistently.

Related: Winter is coming: How to treat damp walls internally

Safety and Legal Obligations: The Non-Negotiables

Each winter, reports emerge of tenants harmed by faulty boilers or fires from outdated electrical systems. In addition to the serious human risk, landlords can face substantial fines if they neglect their legal responsibilities.

Smoke alarms, carbon monoxide detectors, gas safety certificates, and electrical condition reports aren’t optional extras. They are your legal duty. And in winter, when heating systems and electrics are working overtime, they’re critical safeguards.

At CJ Hole, we often help landlords get these checks completed and recorded correctly. The fines for non-compliance can reach £5,000, but more importantly, lives are at risk without them.

Energy Efficiency: A Winter Priority

With rising energy bills, tenants now pay more attention than ever to EPC ratings and insulation. A draughty property isn’t just uncomfortable; it’s harder to let and more likely to see tenant turnover.

Sealing draughts, topping up loft insulation, or upgrading to double glazing are investments that pay off in happier tenants and fewer voids. Government discussions around minimum EPC standards mean landlords who act now will be better placed to comply with future regulations.

Related: Your guide to understanding EPC certificates

Communication: The Overlooked Step

Finally, remember that maintenance isn’t just about bricks and mortar; it’s about people. Landlords who communicate with tenants reduce risks and disputes.

Provide simple winter guidance: keep heating on low in extreme cold, ventilate rooms, and report leaks early. Share emergency contacts so tenants know who to call if something goes wrong.

We’ve found that tenants who feel supported are more likely to stay longer, look after the property, and report problems before they escalate.

FAQs

Q1. What should a landlord’s winter property rental checklist include?
Boiler servicing, pipe protection, roof and gutter checks, damp prevention, safety obligations, insulation, and tenant communication.

Q2. How often should landlords service boilers before winter?
Once a year, ideally in autumn before demand peaks.

Q3. How can landlords prevent frozen pipes and leaks?
Lag pipes, maintain background heating, fix drips quickly, and ensure tenants know the stopcock location.

Q4. Who is responsible for damp and mould in a rental property?
If caused by structural or ventilation issues, landlords are responsible.

Q5. What safety checks must landlords complete every winter?
Smoke and CO alarms, gas safety certificates, and electrical reports.

Conclusion: CJ Hole’s Winter Advice

Winter doesn’t forgive delay. The landlords who plan better save money, avoid stress, and build good tenant relationships. And, those who wait until the first emergency call-out often pay far more than they would for routine maintenance.

At CJ Hole, we help landlords take a proactive approach, whether through our fully managed lettings services or free property valuations. If you want peace of mind this winter, speak to your local CJ Hole branch.

The post Essential Winter Maintenance Checklist for UK Landlords appeared first on CJ Hole.

If you’re a homeowner thinking of selling, this could be the right moment to act. Demand is strong, competition is limited, and well-priced homes are moving quickly.

Start your free online valuation now

Why £350k is the new target budget

With interest rates stabilising and more mortgages at better rates available, families are regaining confidence. But budget still matters, and £350,000 has become the practical upper limit for many buyers who want three bedrooms, outdoor space, and good school catchment areas.

According to the latest data from Plumplot and Rightmove, homes priced around £350k are seeing faster sale times and more viewings than those just above or below this range.

It’s about space, schools, and connectivity

This bracket typically buys you a semi-detached or modest detached home in many commuter belt areas around Bristol, Bath, Cheltenham and Exeter. These homes offer enough space for growing families, without the higher council tax bands or stamp duty tiers that come with more expensive properties.

Buyers are also focused on school catchments, green space, and access to trains or main roads. That’s why homes in well-connected market towns and suburbs are performing so well right now.

Explore homes for sale across the South West

Young families are driving the market

Many of the buyers in this bracket are upsizing from flats or starter homes. They’re looking for space to grow into, but still keeping one eye on monthly outgoings.

For sellers, this means a motivated audience that knows what they want. If your home fits the bill, and it’s priced sensibly,  it’s likely to generate strong interest.

Price sensitivity is key

While demand is high, buyers are still cautious. Homes that are overpriced — even by a few percent — risk going stale. But those that hit the sweet spot are often snapped up within weeks.

In this climate, it’s important to take a data-led approach to pricing. Your local CJ Hole agent can guide you through recent comparables, buyer demand, and marketing strategy.

Book a free property valuation

What features stand out in this price band?

Buyers at £350k tend to be practical. They value:

• Off-street parking or a garage
• A second reception room or home office space
• Private garden with room to play
• Safe, family-friendly streets

If you’re preparing to sell, small updates like repainting, improving kerb appeal or decluttering can make a big difference in this market segment.

Areas where £350k goes further

While Bristol and Bath remain premium markets, areas just beyond their borders, like Keynsham, Yate, Weston-super-Mare, and Thornbury, offer more space for the money. These towns also benefit from strong transport links and growing local amenities.

For buyers priced out of the city, these spots provide the lifestyle they want, without the compromise.

Why this year offers a window of opportunity

As we move through 2025, competition from other sellers remains relatively low. That gives well-prepared sellers a chance to stand out.

Buyer demand is expected to remain steady, especially as more families look to move before the new school year. If you’re considering a move, acting soon could help you take advantage of the current momentum.

Why sellers should feel confident

We understand that selling your home is a big decision, especially in a market that’s still finding its balance. But if you’re in the £350k bracket and located in a strong commuter or school area, you’re in a great position.

Our local teams know what buyers are looking for. We’ll help you prepare, price, and present your home to achieve the best result.

The post The £350k sweet spot: why families are drawn to this budget appeared first on CJ Hole.

In this guide, we’ll explain what exchanging contracts means, what happens during the process, how long it takes, and what to expect before and after completion.

What does exchanging contracts mean?

Exchanging contracts is when the buyer and seller each sign identical legal agreements — the contracts — and these are swapped by their solicitors. Once this happens, the deal becomes legally binding.

At this point, both sides commit to the sale. If either party pulls out after the exchange, there are serious consequences, including financial penalties.

Why do I need to exchange contracts?

Exchange protects both the buyer and seller. It ensures:

• The buyer will purchase the property at the agreed price
• The seller will not sell to anyone else
• The agreed-upon moving date is confirmed
• Both parties have legally committed to the deal

Before this point, either side can back out, even right at the last minute. Exchange locks everything in.

Who exchanges contracts?

Your solicitor or conveyancer handles the exchange. They’ll liaise with the other side’s solicitor to confirm all the legal checks are complete, the finances are in place, and that both parties are ready to proceed.

You’ll usually sign your copy of the contract in advance, and your solicitor will exchange it on your behalf once everyone is ready.

When do I exchange contracts?

You’ll exchange once:

• Your mortgage offer is confirmed
• All searches and surveys are complete
• Both parties have signed the contract
• A completion date has been agreed

This can be days or weeks before you complete, depending on how smoothly things go.

How long is it between exchange and completion?

There’s no set rule. Most people complete one to two weeks after the exchange, giving time to pack, book removals, and prepare to move.

In some cases — especially with cash buyers or empty properties — it can happen the same day.

What happens when you exchange contracts?

When contracts are exchanged, your solicitor will:

• Swap signed contracts with the seller’s solicitor
• Take your deposit (usually 5–10% of the purchase price)
• Confirm the completion date in writing
• Finalise any last legal details

From this point, your purchase is locked in.

What does completion mean?

Completion is when the remaining funds are transferred, and you officially take ownership of the property. You get the keys, and the property becomes legally yours.

What happens on completion day?

On completion day:

• Your solicitor sends the rest of the funds to the seller’s solicitor
• The seller confirms receipt
• The estate agent releases the keys to you
• You move in!

This usually happens late morning or early afternoon, although there’s no fixed time. If you’re wondering what time of day does exchange of contracts happen, the answer is: anytime the solicitors agree, usually before 5pm.

Can exchanging contracts and completion happen on the same day?

Yes, this is called a simultaneous exchange and completion. It’s more common in chain-free purchases or when speed is essential.

However, it carries more risk, as you won’t have time to resolve issues between exchange and moving day. It also means booking removals and sorting utilities before you’re legally committed.

What can delay the exchange of contracts?

Several things can slow down the process:

• Issues with mortgage approval
• Unanswered legal questions from searches
• Problems in the property chain
• Survey results needing negotiation
• Delays in getting paperwork signed

To avoid hold-ups, keep in close contact with your solicitor and respond quickly to any requests.

How much does exchanging contracts cost?

There’s no specific fee for exchanging contracts, but costs around this stage include:

• Your solicitor’s fees (usually billed at the end)
• The deposit — typically 10% of the property price
• Finalising mortgage arrangements

Speak to your conveyancer to understand your payment timeline and any upfront charges.

Are you at the beginning of your buying or selling process?

If you’re just starting on your buying or selling journey, there’s plenty of guidance available to help you feel more confident. You can explore properties for sale, learn how to sell your home with CJ Hole, or get support finding the right mortgage. 

For more insights, take a look at our guides on how to buy a house step by step, preparing your finances before you move, and the key questions buyers should ask estate agents.

For more support with your house exchange or to book a free valuation, get in touch.

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It doesn’t need to be that way, though. And some proper preparation and planning can certainly help.

Here are five things first-time buyers need to do when buying their first home…

1. Save your deposit

There’s no getting around this one.

If you want to buy your first home, you’ll need a deposit, and the bigger the deposit you can save, the better.

It’s not easy, of course, because living life isn’t cheap. But saving a deposit greater than 20% of your property’s asking price can mean you get access to a mortgage lender’s best rates.

2. Apply for a mortgage

You might be in the enviable position of being able to buy your first property with cash, but the majority of first-time buyers need a mortgage to fund their maiden purchase.

The mortgage application process can seem daunting, as your lender will take a pretty
deep dive into your finances to satisfy themselves that you can afford to pay back what they’ll be lending you.

Before you apply for a mortgage, do whatever you can to get your finances in the best possible shape.

That means:

• Getting all paperwork up together, including payslips, bank statements and P60 statements
• Checking your credit score
• Paying off any outstanding debts and closing down unused store or credit cards

When looking at mortgages, often the best place to start is a mortgage broker as they often have access to many different lenders.

3. Save your stamp duty

Stamp duty can heavily eat into your deposit if you don’t factor it into your budget.

Fortunately, as a first-time buyer, there’s no stamp duty to pay on the first £300,000 of your property’s purchase price. So, if your entire purchase price is less than £300,000, you’ll pay nothing at all.

4. Factor in other costs

As well as your deposit and any stamp duty, you should also factor in other moving costs, which will put a dent in your pocket.

You’ll need to pay:

• Solicitor or conveyancing fees
• Removals costs
• Mortgage arrangement and valuation fees
• Survey fees
• Any redecoration or renovation costs

Considering all these costs at the beginning of your property journey will help eliminate any surprise costs that could eat into your deposit.

5. Find a property

So, this one sounds obvious – if you’re a first-time buyer, then, of course, you’ll need to find a property.

Before you start searching frantically on the online property portals, which is where most people start their searches, consider what you’ll need from your first property purchase.

First-time buyers can often run headfirst into their search without properly considering what they want and where.

Draw up a list of areas you could see yourself living in and spend some time researching those areas, including visiting and spending time in each one.

Do the amenities match your requirements? What are the transport links like? Do you need to be in the catchment for a good school?

Once you’ve established an area, start thinking about the kind of property you need and see how those needs match up against your budget. Only then should you start searching for properties, and remember to be strict with your search criteria when it comes to budget.

Looking at properties above your budget will often be a waste of time, not to mention a test of resolve if you find somewhere you love but can’t really afford.

If you are getting ready to buy your first home, take a look at our properties for sale or get in touch with your local CJ Hole branch.

The post Five things first timer buyers need to do to get on the property ladder appeared first on CJ Hole.

How many people are actually living at home?

If your children have grown up and moved out, or if elderly parents have moved in, your home may no longer suit your needs. A larger house with empty bedrooms could be more space than you need.

How often are you likely to host guests?

While your children may have moved out, are they still visiting regularly? Do grandkids come for extended stays during the holidays? If hosting friends and family is a key part of your lifestyle, you may still need extra space.

Are rooms going unused?

If your dining room has been replaced by casual meals at the kitchen breakfast bar, or spare bedrooms are collecting dust, it could be time to rethink your living space. Paying for rooms you rarely use isn’t always practical.

Looking for a new adventure?

Does the family-friendly cul-de-sac no longer feel like the right fit? Downsizing could be the perfect opportunity to move somewhere new—perhaps a countryside retreat, a coastal town, or a vibrant city centre.

Want to move closer to friends and family?

Downsizing is often about more than just reducing space—it’s about location. Moving closer to children, grandchildren, or old friends can enhance your quality of life and make visits more convenient.

Is garden maintenance becoming too much?

A large garden can be difficult to manage. If mowing the lawn and keeping up with maintenance is becoming a burden, a smaller outdoor space or a low-maintenance patio could be a better fit.

Is your home feeling cluttered?

If you find yourself overwhelmed by possessions, downsizing may be a great opportunity to declutter. A smaller home can encourage a simpler, more organised lifestyle.

Are you considering future-proofing?

If mobility is becoming a concern, or you’re planning for the future, a single-storey home or a property with better accessibility could be a smart move. Downsizing can help create a safer, more comfortable living environment.

Looking to reduce the cost of living?

A smaller home means less space to heat and power, potentially cutting down on energy bills and maintenance costs. If reducing monthly expenses is a priority, downsizing could help.

Thinking of funding your retirement plans?

Selling a larger property and moving to a smaller one can free up capital to fund travel, hobbies, or other retirement plans. Downsizing is a common way to unlock equity and enjoy financial flexibility.

Considering your environmental impact?

A smaller home typically has a smaller carbon footprint. Downsizing can be an environmentally friendly choice, reducing energy consumption and lowering emissions.

Start your downsizing journey with CJ Hole now

If you’re ready to explore downsizing, our expert estate agents are here to guide you through the process. We can help you find the perfect home to match your new lifestyle and make your move as seamless as possible.

Contact your local CJ Hole branch today to get started.

The post Downsizing checklist: Is it time for a smaller home? appeared first on CJ Hole.

But where do you start?

In our latest guide, we run through all the potential costs you’ll need to factor in and offer some great tips on budgeting and planning ahead of your move.

Costs you can expect when moving home

The average UK move now costs just under £10,000, according to research.

Many of the costs in that figure are payable up front, too, so preparing a budget is a really important step before buying your next home:

Upfront costs when moving

1. Stamp duty

From April 1, 2025, updated Stamp Duty Land Tax (SDLT) rates increased costs for some buyers, particularly first-time buyers, as the 0% exemption threshold dropped from £425,000 to £300,000. This means many buyers will now need to budget for an additional upfront cost when purchasing a home.

How will this impact your home-buying budget?

• First-time buyers purchasing above £300,000 will pay stamp duty, whereas previously, they were exempt up to £425,000.
• For example, a £400,000 home for a first-time buyer will incur £5,000 in SDLT
• Buyers of second homes or buy-to-let properties will continue to pay a higher surcharge on top of standard SDLT rates.

Since stamp duty must be paid upon completion, it’s essential to budget for this cost upfront to avoid unexpected financial strain. Factoring in these new rates early will help ensure a smoother home-buying process.

2. Deposit

Your deposit will probably be among the largest up-front costs you face when moving.

The larger your deposit, the more attractive your mortgage rate is likely to be, and, in most cases, you’ll need to provide at least 5% of your property’s purchase price as a deposit.

Your deposit is the amount of your property you’re buying outright, but it will also be used as security at the point you exchange contracts with your seller.

If you’re selling a property, your buyer’s deposit can often be used as security, meaning you don’t have to save a separate deposit when yours is coming from the sale proceeds of your existing home.

If you’re a first-time buyer, your saved deposit will initially be used as security, before passing to your seller once your purchase is complete.

3. Valuation fee

So they can be sure your property is worth the mortgage your borrowing, your lender will carry out their own valuation.

You may need to pay a fee for this, and it will need to be settled up front.

Lender valuation fees are often between £150 and £1,500, although some lenders offer them for free.

4. Other mortgage fees

Arrangement fees are another common mortgage fee that can be paid up front.

These fees vary, often depending on the mortgage deal being offered, and can be anything up to £2,000 in most cases.

Although you can pay arrangement fees up front, you may also be able to add the fee to your mortgage loan.

However, by doing this, you’ll pay interest on the amount.

Some mortgage products are fee-free, but these are often higher interest rate products, so always seek advice from an independent broker.

5. Survey fees

A property survey can either give you great peace of mind that what you’re buying is in good condition or reveal potential issues before you commit.

Either way, a survey is a good idea, but you’ll need to pay a fee if you decide to have one.

This figure can vary depending on the survey you choose and the size of your property, but you should expect to pay between £200 and £700 up front.

6. Solicitor or conveyancing fees

You’ll need to hire a solicitor or conveyancer to complete the legal work on your purchase and this may mean a partial fee up front for their services.

This fee is often used to cover searches and other checks, known as disbursements.

The main fee for your solicitor’s services will normally be paid once your purchase has completed.

7. Buildings insurance

Because your lender may stipulate that you have a buildings insurance policy in place when you exchange contracts, you should budget for this up front.

The type, condition, and location of the home you’re buying will affect the premium you pay, but always make sure you have enough coverage when searching for good deals.

8. Removals costs

Depending on which company you choose for removals, you may have to pay up front for the service.

Removal costs vary hugely, depending on the distance you need to travel, the size of the vehicle required, and any access issues at either property.

Costs payable after you’ve moved

1. Estate agent fees

Your estate agent’s fee or commission will be due once your sale and move are completed, and your solicitor or conveyancer will normally pay this on your behalf when settling your financial commitments.

2. Ongoing running costs

Once you’ve settled into your new home, you’ll need to start paying to run it.

This means factoring in utility bills such as:

• Gas and electricity
• Sewerage
• Water
• Broadband, TV package and phone

If you need to pay council tax, meanwhile, the amount will depend on how your property is banded with the local authority.

3. Leasehold costs

If you’re buying a leasehold home like a flat or apartment, you’ll need to consider some additional costs.

A ground rent charge may be payable to the freeholder, while service or maintenance charges are also commonplace, with funds raised used to maintain common areas, including outdoor spaces.

4. Mail redirection

Mail redirection can be a great way to ensure all your important post arrives at your new property instead of your previous home.

Redirection costs between £34 and £69, and you can arrange it for up to 12 months while you inform everyone you need of your new home address.

How to budget your move effectively

1. Secure the right mortgage

The rising cost of living and increasing interest rates have been well publicised and this means being on the right mortgage has never been more important.

By speaking to an independent mortgage broker, you may be able to access more of the mortgage market and find the right deal for you in the current climate.

Brokers can also take a look at your finances before you apply for a mortgage and help you to ensure everything is in good shape – saving you time and potential problems further along the process.

2. Avoid big changes to your income and limit credit applications

Consistent income and a good credit report are key to mortgage lenders when assessing applications.

So, try to ensure there are no major changes to your income or credit file in the six months leading up to your application.

If you do have to apply for credit or change jobs, it may be worth waiting before you apply for a mortgage

Remember to check your credit score and file before making your application and make any changes to anything that’s incorrect.

Also close down any unused store or credit cards to help keep your credit file looking healthy.

3. Save enough to cover all up-front costs

When buying, make sure you factor in all the up-front costs you need to, so you can avoid any unwanted bills further along the process.

Your deposit and any stamp duty owed will almost certainly be your biggest costs, but it’s important to also factor in and budget for all the smaller costs you’ll need to settle before you get the keys to your new home.

Set yourself a maximum purchase price and decide on your deposit contribution, then work out what you need to save in order to settle everything else.

Having a small contingency fund can also help, just in case there are any unexpected costs along the way.

4. Factor in insurance

Having the right insurance in place is not only vital to protect your investment, but it may also be a stipulation of your mortgage agreement.

Your buildings insurance policy may need to be in place when you exchange contracts, so make sure you have the money to pay for it within your up-front budget.

Shopping around for a good deal is crucial, but make sure it’s one that gives you enough cover should the worst happen.

5. Understand your new property’s energy efficiency

The rising cost of energy bills has been the major force at play during the cost-of-living crisis.

Therefore, being fully aware of a property’s energy efficiency has never been more important.

When looking at potential properties to buy, study their Energy Performance Certificate (EPC), which must be provided for buyers to view as soon as a listing goes live.

The EPC will tell you:

• How energy efficient the property is
• What the projected annual running costs for the property will be
• Some of the work you could do to make the property cheaper to run.

By fully understanding how efficient a property is, or how much it would cost to bring it up to standard, you’ll be able to make an informed decision on whether it’s the right home for you.

6. Be prepared to switch suppliers

When you move into your new home, you’ll be placed on a ‘deemed contract’ by your seller’s energy supplier – and this could mean you end up paying more.

As soon as you move in and provide your first meter reading, contact the supplier and ask them what deals they can offer you.

You can then compare tariffs with other suppliers and decide if switching is the right step to take.

7. Cut back on spending while you settle in to your new budget

It can take time to get used to your new property and how much it costs to run month-by-month.

So, while you adjust, consider cutting back on other, more general spending until you’ve adapted to your new household budget.

8. Sell the things you no longer need

Once you’ve found your new property and your purchase is progressing, turn your attention to the things you have but no longer need.

By selling items online or at events like car boot sales, you may be able to add some cash to your moving budget, as well as enjoying a good declutter before you move to your new home.

For help with planning your next move, contact your local branch.

The post The costs of moving home appeared first on CJ Hole.

By being aware of the common reasons property sales fail and knowing how to protect yourself from the outset, you can reduce stress, save time, and improve your chances of a successful home move. From choosing a reliable estate agent to securing a mortgage in principle and instructing a proactive conveyancer, there are steps you can take to keep your sale or purchase on track.

If you’re thinking about buying or selling a house, preparation is everything – and understanding the risks can help you make smarter decisions in a competitive housing market.

Request a free property valuation

Mortgage valuation shortfalls

If a lender values the property below the agreed price, buyers may struggle to secure the full mortgage amount. Buyers can negotiate, appeal the valuation, or seek a different lender, however, the best course of action to avoid this is to set the right asking price at the beginning. 

Expired mortgage offers

Mortgage approvals have expiry dates. Buyers should secure financing when they are ready to purchase, and sellers should ensure buyers have a valid mortgage agreement before accepting an offer. 

Property chain issues

If another sale in the chain collapses, it can impact all parties. Staying in regular contact with estate agents and solicitors can help keep the process moving.

Survey problems

Structural concerns, damp, or other defects uncovered in a survey can cause buyers to withdraw. Sellers can pre-empt this by arranging a survey before listing. Buyers should research common issues in the area and be prepared to negotiate.

Gazumping risks

If a seller accepts a higher offer after agreeing to a sale, it can be frustrating. Buyers can request that the property be taken off the market, but sellers are not obliged to comply.

Conveyancing delays

Legal processes can take time, and delays can lead to frustration. Staying in close contact with solicitors and estate agents can help prevent unnecessary hold-ups.

Next steps if a sale falls through

• If the seller pulls out: Buyers should find out the reason and explore possible solutions, such as allowing the seller more time to find a new home.
• If the buyer withdraws: Sellers should identify the issue and see if renegotiation is possible. Speak to your agent for advice on this. 

Start your journey off right with CJ Hole

If you’re ready to start your journey, our expert estate agents are here to guide you through the process. We can help you find the perfect home to match your new lifestyle and make your move as seamless as possible.

Contact your local CJ Hole branch today to get started.

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