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Property maintenance tips!

May 18, 2022 #

Here is our complete property maintenance guide for all seasons to help landlords or home owners!

WINTER!

1. Trim your trees

With the leaves gone, you can assess whether trees or shrubs surrounding the property could do with pruning. If there are branches that are looking unsteady and might pose a health and safety hazard, it is better to cut them back now in a controlled way than have them come down in bad weather. Before carrying out any work it is also worth checking whether the tree is subject to a tree preservation order, particularly if the property is located in a conservation area.

2. Boost insulation

Draught proofing is one of the cheapest and most effective ways to insulate and save energy; check for any gaps in windows and doors and use sealant to help keep the cold weather out and moisture levels down. A quarter of the heat from a property is lost through an uninsulated roof, so don’t forget to check the loft. Heat will always flow from warm areas to cooler ones so make sure your tenants encourage the circulation of heat around the property. They will appreciate the reduction in heating costs, and you will be helping to protect your property from condensation and damp.

3. Lag water tanks and pipes

Lagging water tanks and pipes reduces the amount of heat lost, so it costs less to heat water and hot water stays hotter for longer. Lagging pipes also helps stop them freezing and bursting when the temperature drops. Hot water cylinder jackets, pipe insulation and radiator reflector panels on external walls are all low cost, easy to install and will reduce the escape of heat.

4. Communicate with your tenants

Offering your tenants helpful advice on how to stay safe and warm can strengthen your relationship and help ensure your tenants are taking care of themselves and your property. Ask tenants if there is anything they are having problems with – any drafts or dripping taps for example. Even a trickle of water could freeze and block pipes.

SPRING!

1. Turn on the taps

If you have outdoor taps, turn them on to see how much water is coming out. If it is very little, there is a chance that the pipes could have been damaged during the cold weather.

2. Inspect the wood

Warmer weather after the onslaught of winter provides perfect conditions for wood rot. If there are areas of the property where protective paint has come away, look for rotting wood and get any affected areas seen to before they deteriorate further.

3. Bolster your fence

If the fence has taken a battering during winter, get it summer ready now by carrying out repairs.

4. Watch the cracks

It is not just the roads that suffer damage in cold weather. Have a look around your rental property’s patio and driveway to see if there are any cracks. Minor ones could be easy to fix yourself, preventing them from turning into unsightly crevices which might present a trip hazard to your tenants.

SUMMER!

1. Bleed the radiators

Trapped air bubbles reduce the efficiency of your heating system and can also lead to damp spots. Bleeding the radiators when they are unlikely to be in use can get rid of these air bubbles, so they are ready to fire on all cylinders come winter.

2. Clear drains

It often takes a drain stuffed with dead leaves to spur a clear out. But how many times do you see them becoming overwhelmed in the midst of a summer downpour? Give the drains on your rental property the best chance to do their job by seeing to them all year round.

3. Get your boiler serviced

Avoid the desperate phone call from your tenants informing you their boiler has gone on the blink four months down the line by getting a qualified engineer to service it in plenty of time. Doing this in summer means that if there is a problem, it can be fixed well in time for the winter.

4. Get painting

Exterior paint does not just improve a property’s kerb appeal if you are between tenants, but it also protects window frames and doors. Spells of warm, dry weather are the best time to do this as allowing the paint to bond to wood that is not damp will make the finish more durable.

AUTUMN!

1. Wrap up the summer

Cover or store untreated wooden furniture you don’t want to see damaged and fold away the hosepipe, being sure to empty it of any residual water. If you have any delicate plants, now is the time to bring them indoors before they are damaged by the first frost. Clear any fallen leaves and other debris and don’t forget to plant bulbs for a spring display next year!

2. Check outdoor lights

Thanks to the clock change, long nights are swiftly dropped on us, which can be a shock to the system. Make the evenings easier for your tenants when they are trying to find their house keys in the dark by replacing any bulbs that have gone from outdoor lights.

3. Clear your gutters

This is a job best left to late autumn when the majority of leaves have been shed but before it gets so cold that water will freeze in the gutters, causing them to pull away from the building or bursting your pipes. Icicles may be pretty, but they are also potentially dangerous.

4. Take a look at your roof

While you are up there, see if you notice any slipped or broken tiles, weathered flashing or cracked caulking. It will be easier to get someone in to fix any problems now than a couple of months down the line when daylight and fair weather are in short supply.

We take care of the legalities of lease agreement and collect electronic signatures. If you do not have the time or inclination to deal with the letting & management just leave it all to us with our Full Management package.

CONTACT US TODAY!

Checklist for selling your home!

May 18, 2022 #

There are a lot of things to consider when selling your home and you’re guaranteed to be feeling a mixture of emotions about the situation which can be really overwhelming and quite distracting. There are lots of steps in the process leading up to selling a property, all of which are incredibly important, so ensuring that you are well informed about the process can be really beneficial. 

There is no denying that selling a house in Ireland can be difficult if you have no idea where to start.

Here are a few tips!

1. GET YOUR PROPERTY VALUED!

Knowing how much you can expect to sell your property for will help you when sorting out your finances and searching for a new property to purchase. Alongside market valuation, it is also beneficial to know what other properties on the market your home will be competing with, get in touch with us today and we can help.

2. ORGANISE YOUR LEGAL DOCUMENTS.

Another important step is getting in touch with a solicitor. Your solicitor will then be able to request the title deeds and supporting documentation for your home. These are usually held with your bank if you still have a mortgage on the property. If you don’t have a mortgage then your solicitor will draft contracts for sale so that they are ready to issue as soon as the property is sale-agreed. Completing this step early can help to eliminate potential delays further down the line. Documents needed when selling your property include proof of identity, planning documentation, PPS number, marital status, title maps, NPPR certificate, BER cert and title deeds. Our sales team can manage the headache of this for you.

3. GET A BER CERT FOR YOUR HOME!

You must ensure you have an up to date BER cert before selling your property. This is a mandatory certificate that almost every property being sold must have and provide to the buyer. The cost of a BER cert varies depending on the size and type of property, but generally costs in the region of €120-€220.

5. PREPARE YOUR HOME AS BEST AS POSSIBLE!

Like anything your home has to be marketed, and fixing up minor issues and painting old bathrooms and windows can help improve the look and attraction of your property.

Every property we sell has something wonderful and unique about it. The secret is how to let it show and let your buyers fall in love with it.

  • We support you through every stage of the sale process. 
  • We don’t just advertise your property. We’ll actively help you present it so that it generates as much interest as possible. 
  • We can deploy a team of in-house tradesmen to help you refurbish your property before we bring it to market.
  • We use the latest technology to market your property (professional photography, video tours).
  • We offer unbeatable savings in commission.

ATTRACTIVE COMMISSION
ONLY 1% OF THE SALE PRICE

GET STARTED TODAY!

Checklist for Landlords!

May 11, 2022 #

By law, landlords must ensure that their rented properties provide tenants with a safe and healthy environment to live
in and comply with the Minimum Standards. Local Authorities are responsible for the enforcement of the regulations. If
your property does not comply with these Minimum Standards, as a landlord, you could be prosecuted. New standards
came into effect on 1st May 2019 and the information below summarises the Minimum Standards and highlights the
new obligations for landlords. Not all standards are applicable to AHBs (housing associations) or local authorities, for
further details please contact your local authority.

1. Must ensure the building is damp free.

The building must be free from damp and in good structural repair (internally and externally).

2. There must be hot and cold water available to the tenant(s).

Sanitary facilities should be separated from other rooms in the house, and must be in a safe condition, well ventilated and in good working order.

3. Must have adequate ventilation.

All rooms must have adequate ventilation and heating, which tenant(s) can control.

4. For leases of less than 10 years:

Appliances must be in a good and safe working order. A 4-ring hob, oven, grill, fridge/freezer, microwave and sink that supplies safe drinking water, hot water and adequate draining must be provided. There must also be adequate storage to separately store food and cleaning products.


For leases of more than 10 years:
The above applies and dwellings must provide facilities to install white goods, but white goods do not have to be provided.

5. Electrical wiring, gas and water pipes should be in good repair.

Properties should, where necessary, have a carbon monoxide alarm. These should be in suitable locations and in good working order.

6. In houses there must be access to a fire blanket and fire detection and alarm system.

In multi-unit buildings, there must be a fire detection and alarm system, an emergency evacuation plan and emergency lighting in common areas. It is important that fire safety equipment is maintained.

7. Laundry Facilities must be provided.

Where there is no access to a yard / garden, access to communal laundry facilities, such as a washing machine and a dryer, must be provided.

8. Must have natural lighting.

All habitable rooms must have natural lighting and adequate artificial lighting.

9. Must be suitable safety restrictors attached to a window.

There must be suitable safety restrictors attached to a window which has an opening through which a person may fall and the bottom of the opening is more than 1400mm above the external ground level. Suitable safety restrictors must secure the window sufficiently to prevent such falls. Lockable restrictors that can only be released by removable keys or other tools should not be fitted to window opening sections.

10. Permanently fixed heater for each bathroom or shower room.

Each bathroom or shower room should contain a permanently fixed heater that is properly maintained. The room should be properly ventilated.

11. Tenants must be properly informed on the building.

Information must be provided to tenants on the property, building services, appliances and their maintenance requirements.

12. Refuse must be provided.

There must be access to suitable and adequate facilities to store refuse that are safe from pests and vermin.

Take away all the stress of letting your property out by working with our lettings team.

LET YOUR PROPERTY WITH OCEAN PROPERTY MANAGEMENT

New Legislation Up-Dates!

May 11, 2022 #

The Residential Tenancies (Amendment) Act 2021 (the 2021 Amendment Act) was signed into law on 11th December 2021. All of this Act apart from sections 5, 6 and 7, comes into force immediately. The key changes in the 2021 Amendment Act relate to:

  1. Rent setting in Rent Pressure Zones (RPZs) – From 11th December, when setting the rent at the start of a tenancy in an RPZ or when carrying out a rent review in an RPZ, rent increases are capped at 2% per year on a pro rata basis, where HICP inflation is higher. 
  1. Tenancies of unlimited duration – all new tenancies created on or after 11th June 2022 will become tenancies of unlimited duration once the tenancy has lasted more than six months and no notice of termination has been validly served on the tenant. A landlord will still have the right to terminate a tenancy on the specific grounds provided in the Residential Tenancies Act 2004 (as amended) (RTA 2004). Transitional measures are provided in the 2021 Amendment Act in relation to the conversion of existing tenancies to tenancies of unlimited duration.
  2. Temporary registration fee waiver – from a date to be decided in Q1 2022, all tenancies will be required to be registered annually with the Residential Tenancies Board (RTB). There will be temporary fee waivers for certain tenancies.

Government of Ireland Guidance Document on these changes and what they mean for landlords and tenants can be found here.

The RTB’s Rent Pressure Zone Calculator has been updated to reflect these latest changes. It can be accessed here.

What Is Preventive Maintenance?

May 3, 2022 #

Preventive (or preventative) maintenance helps you reduce the risk of issues in the future and the problems associated with them, such as not being able to collect rent because there are no tenants while you make repairs.

Preventive maintenance does not just include the actions of maintaining the property, though. It also includes careful scheduling, planning, and organisation. This type of property maintenance requires you to be aware of your property’s various parts that need regular efforts to remain in good condition. It also requires your knowledge of how often each part of the property needs to be inspected and maintained and what is involved in that.

The following are some of the types of preventive maintenance that property managers will take care of.

  • Replacing the batteries in smoke detectors
  • Inspecting kitchen appliances
  • Inspecting washing machines and dryers
  • Tightening any handles, racks, and knobs
  • Repairing the caulk or grout in the bathroom
  • Cleaning the sediment from the shower heads
  • Cleaning the fireplace and/or chimney
  • Inspecting the weather stripping on the windows and doors
  • Cleaning the gutters
  • Inspecting the roofing and siding

HOW DOES LETTING YOUR PROPERTY WITH US WORK?

✅ WE CREATE THE ADVERT

Registering your property with OPM is easy, quick & secure. You can just up-load your property details and our team will create and publish the advert for you. 

✅ WE MEET THE TENANTS

We’ll handle all the enquiries & book your viewings. We’ll send you e-mail and text reminders. We can also carry them out for you with our Let Premium & Full Management package.

✅ WE CHECK THE TENANTS

We review and screen all the prospective tenants and carry out reference checks.

✅ YOU CAN RELAX

If you do not have the time or inclination to deal with the letting & management just leave it all to us with our Full Management package.

Start today. 👇

Why to go with Experienced Agent?

April 26, 2022 #

Every property we sell has something wonderful and unique about it. The secret is how to let it show and let your buyers fall in love with it.

  • We support you through every stage of the sale process.
  • We don’t just advertise your property. We’ll actively help you present it so that it generates as much interest as possible. 
  • We can deploy a team of in-house tradesmen to help you refurbish your property before we bring it to market.
  • We use the latest technology to market your property (professional photography, video tours).
  • We offer unbeatable savings in commission.

Here is why you should go with an experienced agent.

1. LEGAL EXPERTISE!

Our team of expert agents can offer you expert legal advice and can assure the selling or letting of your property is scarred out abiding all the latest property legislations, giving you piece of mind.

2. EXPERIENCE!

Experience in the property industry is an invaluable tool. An agent who knows the ins and outs of every deal is someone who can guide you through the entire process safely; best of all, he/she cannot be deceived easily.

A well-trained and professional individual will also be able to go through the mountain of paperwork and advise you on legal matters.In case you were unaware of new and important real estate legislations, or misunderstand them completely, your hired professional will be there to save you (and your wallet!).

Furthermore, without a professional middleman, personal feelings may come into play during a transaction and there’s always a possibility for the deal to turn sour really fast.

3. NEGOTIATING!

Now, this is probably the trickiest part of the entire process, since it requires the most know-how.

It takes a lot of skill to be able to successfully handle the expectations of both the buyer and seller when it comes to an agreeable price tag.A property agent would have experience in negotiating because they’d already be familiar with enticing the other party by dangling carrots and reading their body language to see if they’ll bite.

4. MANAGEMENT!

When you go with an experienced agent they will make sure to manage everything, from property viewings and handling questions, to selecting the final shortlist of genuine candidates who show the most promise, you can rest assured that there isn’t much you need to be worried about.

5. SKILLED MAINTENANCE TEAM!

Our brilliant maintenance team can solve any property issue and our new OPM fix feature on our website makes maintenance easy.

If you require maintenance on your property all you have to do is click onto our website to the OPM Fix portal and log your request. 

ATTRACTIVE COMMISSION
ONLY 1% OF THE SALE PRICE!!

Get started now.

5 Tips to improve the value of your property!

April 23, 2022 #

Here are five ways you can increase the value of your home!

INCREASE THE SPACE IN YOUR BEDROOM!

‘The more the merrier’, this is certainly true when it comes to extra spacious bedrooms. If you are going to the bother, you might also consider adding an en-suite. Buyers now demand more bathrooms.

IMPROVE THE HEATING IN YOUR HOME!

Installing central heating should add substantially to the value of your home. Gas, where available, is probably best – especially as oil prices are so high. If you are renovating or starting from scratch underfloor heating is definitely worth the extra cost as it means lower bills for your purchaser and no unsightly radiators.

ADD A CONSERVATORY TO YOUR HOME!

As with anything that increases the overall usable area in a house, a conservatory should definitely more than pay for itself. Shop around, as the market is notorious for huge price variations. Good ventilation, shade and heating are all important.

MAKE USE OF YOUR ATTIC OR LOFT!

Extra space in a home almost always results in extra profit – providing the building work is of good quality, it is in keeping with the property and it doesn’t push the value over the price parameters mentioned above.

GIVE THAT BATHROOM SOME TLC!

Potential buyers can be swayed either way by the look of a bathroom – so it can detract as well as add to the value. If in doubt when choosing a new bathroom, opt for white.

Five ways to improve your BER rating!

April 19, 2022 #

What is a BER rating?

BER stands for Building Energy Rating and label given to homes to rank their energy efficiency and the estimated cost of energy bills. The rating is done on a scale from A to G – A being the most energy efficient and G being the least. 

When buying or selling a home or trying to reduce costs and improve your sustainability, the BER is a good indicator of how much improvement is needed. The good news is you don’t have to write off homes with a low score.

Here are five ways to improve your BER rating. 

1. INSULATE YOUR HOME

Insulation can greatly improve your rating. The Sustainable Energy Authority of Ireland says that without insulation up to 30% of the heat in your home escapes through the walls and another 30% through the roof. Though insulation can be costly, you are investing in your home, adding value, being more sustainable and reducing the cost of your future heating bills. The SEAI have a number of grants available to help you too. 

2. SET YOUR THERMOSTAT

Setting your thermostat, a degree lower can equate to almost 10% of energy savings according to the SEAI. Installing a smart thermostat that automatically adjusts the temperature can save even more and improve your BER rating. 

With some changes and adjustments to your home you can improve your BER rating and reduce the cost of your energy bills. 

3. USE RENEWABLE ENERGY

Installing a renewable energy system such as solar panels to your home is a sure-fire way to improve the BER rating. Installation of these systems is expensive but the SEAI have grants to assist with the cost. Having a renewable energy system will add value to your home and will save you money on energy bills in the long term too.

4. USE LOW ENERGY BULBS

Replace all the lightbulbs in your home with low-energy LED bulbs to save energy and money on your bills. 

5. REPLACE ALL OLD WINDOWS

Older windows with inefficient glazing are notorious for letting warm air escape from your home. You can use draught stripping to seal old windows to improve this or replace the windows with newer, better-rated ones. Replacing windows will have a significant effect on your heating bills. 

FOLLOW US FOR MORE TIPS!

SELL YOUR PROPERTY WITH OPM!

April 18, 2022 #

IT’S NEVER JUST A HOUSE FOR US!

Every property we sell has something wonderful and unique about it. The secret is how to let it show and let your buyers fall in love with it.

  • We support you through every stage of the sale process.
  • We don’t just advertise your property. We’ll actively help you present it so that it generates as much interest as possible. 
  • We can deploy a team of in-house tradesmen to help you refurbish your property before we bring it to market.
  • We use the latest technology to market your property (professional photography, video tours).

HOW DOES IT WORK?

1. REGISTER YOUR PROPERTY WITH US.

Simply fill out our contact form and one of our agents will be in contact to arrange for free property valuation.

2. PROPERTY VALUATION.

We don’t just give you a realistic price, we use our unbeatable knowledge and understanding of the local property market to offer the best valuation of your property.

3. WE MARKET YOUR PROPERTY.

We will make sure your property gets the exposure it deserves and that it gets in front of the right buyer.

4. WATCH YOUR BUYERS FALL IN LOVE.

Let our agents do what they do best and inspire buyers by showing them the true value of your property.

5. NEGOTIATE.

We use our experience to negotiate the best offer for you. You will stay in control as you move from an agreed price to a completed sale.

6. GET READY TO MOVE.

Let your solicitors handle all the legal and technical bits. We will make sure everything runs smoothly.

7. CONGRATULATIONS!

You have sold your property.

ATTRACTIVE COMMISSION ONLY 1% OF THE SALE PRICE – GET STARTED TODAY!

 

OPM Fix is here!

April 15, 2022 #

Logging Maintenance issues has never been easier thanks to our new OPM Fix. With OPM Fix you can log onto our website on your phone or computer and report a maintenance issue to us, we can then know exactly what issue you are having and can get our maintenance team onto it ASAP!

HOW DOES OPM FIX WORK?

1. GO TO OUR WEBSITE AND SELECT OPM FIX

This new feature on our website allows you to log any maintenance issues you have with our maintenance team.

2. SELECT A REQUEST TYPE

Select from the options on our website that best suit the issue you are having.

3. SELECT THE AFFECTED AREA

Further choose the affected area from the option list provided.

4. GIVE US DETAILS ON THE ISSUE

Give us a brief description of what the issue is.

5. UPLOAD PHOTOS OF THE ISSUE

Please provide us with photos of the maintenance problem so our team can know best how to help you.

6. FILL IN YOUR CONTACT DETAILS

Lastly leave us your contact details and a member of our team will be in touch with you as soon as possible.

MAINTENANCE MADE EASY!

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