How to Prepare Your Home for Sale

How to Prepare Your Home for Sale: A Step-by-Step Guide

Sales

Posted in Feb 19 , 2025

Selling a home is a big milestone, and ensuring it is in top condition can make all the difference in attracting potential buyers. A well-presented home sells faster and can get you a higher price. Proper preparation is key whether you're looking to sell quickly or maximise your property's value. From minor repairs to staging, every detail plays a role in making your home appealing.

Where to Start When Preparing Your Home for Sale

The first step in preparing your property for the market is examining your property. You need to walk through each room as if you were a buyer and identify areas that need attention. Ensure it's clean and organised so the property feels more spacious and inviting. Deep cleaning of every corner, from carpets to windows, will create a fresh and good impression. Pay close attention to the exterior as well, as first impressions matter. A clean garden, a freshly painted front door, and pathways can set a positive impact before a potential buyer even steps inside.

How to Fix Up a Home Before Putting It on the Market

Once the basic cleaning is complete, it's time to focus on other repairs. Take care of leaky taps, cracked tiles, or peeling paint. Buyers may find these minor defects and think the house must have more issues. Repaint the walls in natural tones to instantly brighten a space and appeal to a mass audience. Ensure light fixtures work, and replace outdated or broken hardware like doorknobs and cabinet handles. If there are signs of dampness or mould, these must be dealt with professionally, as they can be a major red flag for buyers.

Should You Renovate Before You Sell?

Many sellers think working on renovations before selling is worth their time and assets. The answer depends on the condition of your property and the local market. If your property is outdated, you must target specific improvements that could increase its market value. However, full-scale renovations may not always give a return of your share. Instead, focus on upgrades that increase visual appeal. Consulting an estate agent can help determine which renovations will provide the desired return based on market trends in your area.

Five Updates That Add the Most Value When Selling

Plenty of upgrades consistently yield a reasonable return when you prepare your home for sale. A modern kitchen is often high on buyers' wish lists, so minor improvements like fresh countertops, cabinet paint, or updated appliances can be the deal breaker. Bathroom updates, such as replacing outdated fixtures or tiles, can have an impact. Improving energy consumption by upgrading windows or installing better insulation can also be a selling point. Improving the appeal with good modelling and fresh exterior paint helps make a solid first impression. Lastly, creating a spacious living space by removing extra partitions or improving lighting can give your property the right market value.

Should You Stage or Style Your House Before Sale?

Staging the property before selling can greatly influence how buyers will see it. Well-placed furniture and natural decoration can highlight a home's best features and help buyers imagine themselves living there. If your area is empty, you can even stage it with rented furniture. Minor styling adjustments, such as adding fresh flowers, updating soft furnishings, and ensuring rooms look good, can make a noticeable difference. The goal is to create a welcoming atmosphere that appeals to a broad audience.

How to Prepare for an Open Home in 10 Simple Steps

An open home is your opportunity to showcase your property in its best light. Ensure all rooms are spotless and free from clutter. Open curtains to let in natural light and create an airy feel. Keep decor neutral and avoid personal items that might distract buyers. Ensure any odours, such as pet smells, are eliminated by airing out rooms or using subtle air fresheners. Set a comfortable temperature to create an inviting atmosphere. Highlight key selling points, such as a cosy fireplace or a spacious garden, through thoughtful furniture placement. Secure valuables and important documents before visitors arrive. Ensure the exterior is as well presented as the interior by maintaining the garden and driveway. Soft background music should be played to create a relaxed environment. Finally, leave buyers to explore freely while ensuring you can answer any questions.

What Do I Do When My Home Won’t Sell?

If your home has been on the market without any offers, it's time to reassess your strategy. Pricing is often the biggest factor; it may deter buyers if it's too high. Reviewing recent sales of similar properties in your area can help determine if an adjustment is necessary. Improving marketing efforts, such as updating photos or virtual tours, can enhance visibility. If feedback from viewings highlights recurring concerns, addressing these issues could make a difference. Sometimes, minor renovations or staging adjustments can reignite interest. Consulting an experienced estate agent can provide valuable insights into market conditions and help refine your approach.

How Cribs Estates Can Help You Sell Your Home

Preparing your home for sale can be a complex process, but it can be a seamless and rewarding experience with the right guidance. At Cribs Estates, we specialise in helping homeowners achieve the best possible outcome when selling their property. Our expert estate agents provide tailored advice on market trends, pricing strategies, and presentation tips to ensure your home stands out. From professional photography and marketing campaigns to arranging viewings and negotiating offers, we handle every aspect of the sale process with expertise. If you’re looking for an effortless and stress-free way to sell your home, contact Cribs Estates today and let us help you achieve the best results.

Shared on social media

Comments

Latest Blogs

Landlord Gas Safety Certificate and Boiler Service

Being a landlord and living in the UK comes with many responsibilities, the most important of which is gas safety. When you have a rental property that has appliances running, it is required to have a Gas Safety Certificate legally, and not just as an option. Add boiler service to this to ensure the safety of your tenants and the property. To take a close look at what landlord gas safety certificate and boiler service is, and what the things are if you want to avoid getting into trouble, it is recommended to read the blog in detail. What Is a Landlord's Gas Safety Certificate?The certificate, also known as the CP12, is an official record that confirms all the gas appliances, fittings, and flues have been inspected by the Gas Safe authorities and considered safe for use. It is also a legal requirement described in the law stated in the Gas Safety (Installation and Use) Regulations 1998. The certificate must be renewed every 12 months, and a copy must be given to the tenants within 28 days of the inspection. When the new tenants move in, they should already have a copy before they start living. The certificate covers the following:1. Gas appliances like boilers, cookers, and fires. 2. All kinds of ventilation routes and chimneys.3. Gas pipework and connections.4. Operations pressure and all kinds of safety devices. Do I Need a Boiler Service Too?Boiler service is always recommended because it differs from a gas safety check. With the boiler service, you get a more detailed inspection of the components and the overall performance. Whilst gas and safety checks inform you about safety, the overall service will ensure everything works fine. When the service starts, the engineer will start cleaning the internal parts, check for the signs of wear, inspect the pressure levels, and look for any faults. Manufacturers recommend that the boiler be serviced annually, and often the warranty of the boilers becomes invalid if they are not serviced annually, leaving you to pay for more in the long run.Are Both Legally Required?Landlords are legally required to get a Gas Safety Certificate every year; there are no exceptions. In contrast, the boiler service is not legally required, but it is a good practice, and its failure can lead to leaks, breakdowns, and other issues that will lead to paying more in repairs. Who Can Issue a Gas Safety Certificate?Only an engineer registered as a Gas Safety person can inspect and issue a certificate. Landlords can check the qualifications by searching for their Gas Safe ID number on the official website. Using a person who is not properly trained and certified is not legal, so you should not be allowed to check and give suggestions. Apart from this issue, you will be putting tenants' lives at risk, facing huge fines and even jail time for any accident that may occur at any stage. How Much Does It Cost?The cost of a Gas Safety Certificate typically ranges from £60 to £90, depending on your location and how many appliances need checking.A standard boiler service can cost between £70 and £120, though some engineers offer a combined deal for both services, which could save you money. If you manage multiple properties, you might also be able to negotiate a discounted rate for bulk inspections.Remember: going for the cheapest option isn’t always wise. Make sure the engineer is reputable and that their inspection is thorough. Cutting corners when it comes to gas safety is never worth the risk.What Happens If I Don’t Get One?Failing to provide a valid Gas Safety Certificate is a serious offence. Local authorities can impose unlimited fines, and in extreme cases where tenant safety has been compromised, you could face imprisonment.It can also have major implications on eviction proceedings. Under Section 21 of the Housing Act, you must have provided your tenants with a valid Gas Safety Certificate at the start of the tenancy. If you didn’t, it could prevent you from legally regaining possession of your property.Insurance companies may also reject claims if your property wasn’t properly maintained, leaving you to foot the bill for any gas-related incidents.Why It Pays to Stay ProactiveHaving both your Gas Safety Certificate and boiler service done together is the smart way to stay compliant and save money. Booking both at the same time means fewer visits, reduced admin, and often a lower combined price.Proactive landlords not only meet legal standards, but they also gain the trust and satisfaction of their tenants. A well-maintained heating system reduces emergency callouts, helps retain tenants longer, and avoids last-minute panic during winter breakdowns.How Cribs Estates Can HelpAt Cribs Estates, we make gas safety compliance hassle-free for landlords. We partner with trusted Gas Safe engineers to ensure your properties are inspected promptly and thoroughly. Whether you need a single certificate or annual services across a portfolio, we handle all the coordination, from scheduling to paperwork.Our team also arranges regular boiler servicing to keep your heating system in top condition, helping you avoid expensive repairs and keeping tenants warm all year round.Let us take care of your landlord responsibilities whilst you focus on growing your rental income. Get in touch with Cribs Estates today to book your Gas Safety Certificate and boiler service with complete peace of mind.

How Much do Letting Agents Charge Landlords

Landlords considering letting a property in the UK know that the process can be rewarding but demanding. The most common way landlords handle multiple properties outside their living areas is by hiring reliable and cost-effective letting agents. If you’re thinking about managing your properties but don’t know how much letting agents charge landlords, and what you're paying them for, here’s a brief breakdown of how the fees are calculated and whether it’s worth the investment. The Standard Fee Structure: What to ExpectThe fee structure in the UK depends on the list of services provided, which is why most companies offer 3-tier services: finding tenants, collecting rent, and managing the entire property. Each service has a different price structure and responsibilities. If we talk about finding tenants only service, companies charge around 75% to complete 100% of one month's rent, along with added VAT. The services included in this tier include marketing the property, handling viewings, background checks of the tenants, and drafting tenancy agreements. Next comes the rent collection service, where the estate agents collect the rent on your behalf and even chase the arrears if needed. This service will cost landlords around 5%-10% of monthly rent, with additions that include tenant finding fees. For landlords who opt for complete managed services, the most viable option is an estate agent who charges between 10% and 15% of their monthly rent. The services include every aspect, ranging from property maintenance and inspection to handling the queries of tenants, checking local council compliance, and any emergencies.Location MattersLike the property prices, the fees of letting agents can also vary as per the location. For example, in London and other areas with high demand, agents charge higher to manage a full service and push to go ahead 15%, depending on how premium the the property is and what management is required there.Whereas, the landlords living in the small areas will the rates of agents to be more cost-effective. But, you need to remember that cheap rate does not mean a better service so it’s important to do the homework about your expectations before thinking about the cost and going for a cheap option. Are the Fees Regulated?As per the official Tenant Fees Act 2019, the letting agents were banned to take fees from tenants, however, they are allowed to charge landlords. Agents can set their own pricing as per tier-services provided so it becomes necessary to comapre the services with other agencies before hiring and signing the agreement. It is required for letting agents to be a part of a redress scheme like Property Ombudsman or the Property Redress Scheme. Majority of the estate agents are already a part of bodies like ARLA Propertymark that has a list of code to conducts to follow and encourage to have transparency. Can You Negotiate?Yes, letting agent fees are not set in stone. Especially in areas with plenty of competition, many agents are open to negotiation. If you have multiple properties or intend to be a long-term client, you may be able to secure a reduced rate.It’s always worth asking for a discount or requesting that certain extras be included in the base fee. But do so carefully, choosing an agent solely because they’re the cheapest may backfire if the service turns out to be poor.Is It Worth Paying for a Letting Agent?This ultimately comes down to your experience, availability, and how hands-on you want to be. If you’re a new landlord or live far from your rental property, a letting agent can provide peace of mind and ensure you remain compliant with ever-changing regulations.Full management may seem costly, but for landlords who value time and stress-free income, it can be well worth the expense. On the other hand, if you’re confident in handling tenant queries, legal paperwork, and maintenance issues yourself, a tenant-find only service might suffice.How Cribs Estates Can HelpAt Cribs Estates, we understand that every landlord has different needs. Whether you own one property or a growing portfolio, our letting services are designed to make the process smooth, compliant, and profitable. We offer transparent pricing with no hidden fees, and our experienced team handles everything from finding the right tenant to managing day-to-day maintenance and ensuring legal compliance.Located in the heart of London, we know the local rental market inside out. Our dedicated lettings experts provide personalised advice, regular updates, and access to trusted contractors, so you can rest easy knowing your property is in safe hands.

Who Pays Service Charge: Landlord or Tenant?

Whenever you need to rent a property in the UK as a tenant or a landlord, there is always a common question that circles in your head: who pays service charge landlord or tenant? There is an increase in the number of flats and properties on lease within the country, especially in major cities like London, so it is important to know the exact service charges that both parties will bear. Such charges keep changing, creating confusion in minds, so the best way is to define every term in the tenancy or the lease agreement. Here’s a brief about what exactly this is about:What Is a Service Charge?As the name suggests, landlords collect a fee to cover all the costs of maintaining the services of the property or the building. It includes all cleaning of staircases, and the maintenance of lifts, security, gardening, and other basic services, such as heating and lighting. For the flats, the service charges may also mean the insurance of building and management fees or other repair funds. However, it may need to be figured out by both parties as to who will be responsible for the charge: the landlord or the tenant? Does the Landlord or Tenant Pay?It all comes down to the type of tenancy agreement you have. When discussing leasehold property, the agents charge the landlords or leaseholders for the services. In many cases, the landlords pass these service costs to the tenants. As per the Assured Shorthold Tenancy (AST), if the agreement already specifies that tenants are responsible for charges, they are legally bound to do so; however, if it’s not specified, landlords will have to cover all the service charges themselves. Is the Service Charge Included in the Rent?Oftentimes, we have seen the landlords add these service charges within the monthly rent so that tenants don’t feel they are giving anything extra other than rent. This approach is very common in single-let family properties, but landlords take service charges separately in larger living places like blocks or flats. Due to the nature of work in the building, the tenants get a breakdown of the invoices that reveals the charges. If you are a tenant, you should ask upfront whether the service charges are included in the rent. If they are not, you should get a clear idea of the expected cost and what it will cover. Understanding the Tenant's RightsUnder the Landlord and Tenant Act 1985, tenants can request a written account summary and even inspect the documents to determine whether the charges are accurate. For example, if a tenant pays £ 130 in monthly charges, they are entitled to know where every penny is spent, whether on cleaning, gardening, maintenance, or lift repair. Disputes or trust issues can be avoided if landlords are transparent about these charges. What About Variable Service Charges?Variable service charges are another essential aspect, as they change yearly depending on costs. Tenants will pay higher charges with each passing year unless a fixed rate is decided at the start of the agreement. Landlords must highlight this aspect in the agreement to avoid misunderstandings, as not explaining it could raise questions in the tenant's mind. Disputes and MisunderstandingsWhen the tenants feel like they are not getting the quality of services against the monthly charges they pay, for example, if the lift of the building is frequently out of service or the cleaning is not regularly done, the tenants start to question the service charges and the work done against them. When such cases happen, the landlords or the estate agents working on their behalf act quickly to resolve the communication gap and any problems to avoid legal complaints or court proceedings. Who Pays Service Charge Landlord or Tenant? The Clear Answer!Coming back to our actual question, the answer is always the tenancy agreement. If the agreement states that it will be the tenants' responsibility, they must pay. If it’s the other way around, landlords must cover the expenses. It also highlights how important a well-written agreement is and how the expectations should be decided for both parties. Still, some landlords add service charges to the rent to simplify matters and keep the property appealing to new tenants. Others, with more detailed amenities, take a separate approach to service charges. How Cribs Estates Can Help?Cribs Estate specialises in understanding and acceptably managing the service charges to tenants and landlords. We offer a complete property management service that handles all the aspects for you, including tenant questions, communication, and handling the management work that needs to be done in the building, whilst informing both parties about tasks completed.The professional support we offer landlords will help them avoid mistakes whilst allowing them to focus on growing their portfolios. Whether new to the property rental market or already invested in properties, Cribs Estates is always ready to make their processes simple and stress-free whilst giving them peace of mind.

HMO Property Insights 2025: Is It Still a Smart Move for UK Landlords?

Now that we are in the middle of 2025, the housing market in the UK continues to strengthen, especially in the HMO sector. Due to economic pressure, tenants' needs are changing. With ongoing changes in government policies, landlords have every right to consider whether to invest further in HMOs. To help all the landlords, we have gathered the top HMO property trends for 2025 and HMO property market insights to help landlords make more informed decisions. The Rise in Demand for Affordable Shared HousingAmong the most common HMO property trends in 2025 is the increasing demand for affordable housing, especially among students and professionals with low incomes. With the rising cost of living and mortgage rates, plenty of people have already opted for shared accommodations. The demand for HMO properties in all urban areas of London is increasing continuously. The officials have already declared that rents have increased by 9% in the last year, which is the highest number of increase in the last decade. Due to this increase, the demand for HMOs has increased within tenants as it's the most cost-effective way for them to have a living place in urban areas. Regulatory Changes and Compliance in 2025The main concern for landlords in the HMO property market is complying with regulatory requirements. The Renters (Reform) Bill, due this year-end, is expected to add more duties for landlords, including stricter and clearer guidelines about room size, energy standards, and tenant protection. According to the Housing Act 2004, HMOs must have a licence, but in 2025, many local councils expanded their licencing schemes. For example, the Camden Council has recently extended its policy of licencing HMOs that cover additional property types and locations, which has increased the cost of compliance for landlords. With policies changing rapidly and the dynamics of the HMO property market changing, landlords now want to invest in safer opportunities. Those landlords who adopt these strategies beforehand can position themselves to get occupancy filled quickly and avoid legal issues. Investment Returns Still Outperform Traditional LetsAlthough regulations are increasing, HMO property trends in 2025 show that investors prefer HMOs to build their long-term yields instead of opting for single-let properties. Recent data from Paragon Bank shows that rental income from HMOs is around 9% in the UK, which is higher than other forms of let properties, totalling up to 6%. One reason for the high returns is the multiple rent streams from tenants, which help landlords stay ahead of rising costs whilst bearing the costs of energy, taxes, and mortgage payments. Some tech-savvy landlords prefer to modify their properties to attract new tenants with high specifications and flexible contracts. HMO Property Market Insights About Technology One of the most prominent themes in the property market this year is how technology has changed the world. In 2025, landlords shifted their focus to digital tools for managing communication with tenants and collecting rent. Landlordsnow consider smart meters, security systems, and energy-efficient products for the rooms in HMOs. These upgrades appeal to tenants and help landlords comply with the new energy standards, which require an EPC rating of C or above. This way, the landlords reduce their problems related to operations and maintenance whilst improving the satisfaction level they can ensure for tenants. Regional Growth and Emerging HMO Property Trends in 2025London is still among the major cities where HMO investment produces high returns for investors, indicating that other regional cities are also in line to receive high demand. Major cities like Liverpool experience strong rent demand, whilst property prices are low, and the student population is rising, making HMO properties ideal. The projects that are backed up by the government, such as better transportation, are also attracting new tenants. Due to these actions, the recent HMO property market insights encourage landlords to enter new opportunities other than the capital market and get better long-term value.How Cribs Estates Can Help Landlords in the HMO MarketCribs Estates is a well-reputed property management agency in London that has assisted landlords in maximising their income from HMO properties. Our team of experts helps you secure licences whilst ensuring the property complies with regulations. We have a system tailored specifically for your property, from collecting rent to managing tenants. We believe in empowering landlords to stay informed about the latest HMO property trends in 2025 and move towards updated property management methods. Cribs Estates ensures that properties remain profitable and appealing to tenants. Whether you are a first-time buyer or looking to grow your portfolio further, we have the expertise in the local market to give you the right push to succeed in 2025.Contact our experts today if you're ready to take the stress out of HMO management whilst achieving consistent returns.

Property search

Residential Lettings

Residential Sales

HMO

Commercial Sales Commercial Lettings

Price

Min price

Max price

Number of Bedrooms

Min bedrooms

Max bedrooms

Find properties