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. 

2. 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.
3. 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.

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. 👇

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.

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.

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. 

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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!

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!

Dear Clients,

Due to the recent developments and the Government & HSE’s Guidelines surrounding the Cornonavirus Pandemic, please be aware that Ocean Property Management will continue to operate as follows:

– Our staff will be attending to all the e-mail and telephone communication as normal.
– Our office door will however remain closed for visitors and meetings will be postponed until further notice.
– Our maintenance staff will be attending to emergencies only. Non-emergency issues will be dealt with as soon as it is safe to do so.

We will be up-dating you on any further developments as they are being announced by the Government. Our focus over the coming days is to provide our continued and uninterrupted services within the Government and HSE’s guidelines.

Thank you for all your continued support and business. We hope you will all remain safe during these unprecedented times.

Article by Independent.ie

The Independent.ie published recently an interview with Edel McGuinness. She founded her business, EMG Property Consultants, at the height of the recession in 2011, when she was only 24 years-old. Since then it’s gone from strength to strength. Today, EMG Property Consultants, located in Balbriggan, North County Dublin, specialise in the housing sector both in sales and lettings. They also manage property on behalf of landlords, undertake valuations, provide consultancy advice to their clients and much more.
Edel shares her top tips for selling property fast. So, if you’re selling your home or you’re a landlord looking to get out of the renting game keep reading.
1. Have the property in good order.
Before you decide to put your property on the market, you need to make sure that it is in good working order. That means checking things like heating and electrics. If anything needs to be repaired, do it before you put your property on the market. “Some landlords worry that it will cost a lot of money and they won’t be able afford it but you could do it on a tight budget,” explains Edel. “Have your property presented in good order. If you can afford to have it staged, do, as it does work.”
2. Consider staging.
Staging has been a hot topic in property circles over the last year or so. Basically, it’s all about making your property as aesthetically pleasing as possible. When it comes to staging there are two routes that you can go down. You can do it yourself or bring in a professional. If you decide to do it alone, you don’t need to spend vast amounts of money to make your home more appealing. Edel recommends adding a few simple touches. “Even something as simple as a bunch of flowers on the dining room table can make such a difference,” she explains. “Cushions are also important. Pictures on the wall should have some colour in them. Neutral colours make things very bland looking.” However, if you want to pull out all the stops and hire a professional stager the sky really is the limit on what you can change or upgrade. “They can do everything from your garden to clearing your attic,” she explains. They can provide furniture such as kitchen tables and chairs and living room suites. They also provide things like pictures and mirrors, garden furniture and flower pots, obviously all at a cost. It really makes a difference. We have done it a few times and the properties were sale agreed very quickly.” “It’s a new concept out there but a lot of people are buying into it. It does work in the long run. It’s nicer than going into a blank canvas, that’s not very appealing.”
3. Get good photographs.
When you advertise your property online, the first thing that people are going to do is look at the photographs. In order to make a good impression, you need to make sure that you have some slick, clear photos of your property. EMG Property Consultants work with a professional photographer to get the right images. Edel believes that you can not overestimate the importance of high res photos.
“We would always use a photographer,” she explains. “They look so much better, especially the colour and the quality. We organise a photographer as they look a lot better than the pictures people take themselves. ”When taking your photos it always helps to include some bright colours that will capture people’s attention. “Bright colours on the walls or soft furnishings can make a picture pop,” states Edel. “Soft furnishings that are colourful work really well against bland coloured walls.”
4. Aim for a vacant procession.
If you’re selling a rented property, you need to consider the tenants that currently live there. If you can, try to sell at the end of the lease. Edel believes that it’s easier to sell a vacant property for three reasons. “If you want to stage the property it needs to be vacant so the furniture and furnishings don’t move. It needs to look perfect for viewings,” she explains. “In terms of gaining access, it’s easier when it’s vacant because it means you can show the property at minimal notice as opposed to giving tenants notice that you need to view it at a certain time or date.” “Finally, if you have difficult tenants it can be hard to gain access. I would recommend having vacant procession but it’s not always possible. “Some landlords don’t want to lose out on money by leaving it vacant but it’s better for staging. In the long run it will sell quicker if it’s vacant. Some people can be put off by tenants insitu when they view properties. They might be wondering when their notice period expires or when they will move out”.
5.Hire a good property consultant.
If you’re looking to sell your property you need to make sure that you hire a trusted property consultant. They help with every stage of the process from creating the initial listing to helping you close your deal.” Aim for a vacant procession. “90pc of our business comes from referrals. I am very open and honest with people therefore I have been able to build my reputation in the County Dublin area.”

Irish House Price Report Q4 2016 by Daft.ie

The new housing mantra is supply, supply, supply… Accoring to Daft report, in total, Ireland needs at least 40,000 new dwellings a year and probably closer to 50,000. These will be concentrated in and near the urban centres and will be disproportionately homes for one- and two-person households, such as apartments, downsizer homes and student accommodation. As the latest figures show, without this kind of supply, we will all have to spend more and more of our income just to have a home.

To read more please visit Daft website here.