Galbraith Property Matters Winter 2018

Property iSSUe 1 Winter/Spring 2019

MATTERS

Selling an island l When selling a farm in lots makes sense l New laws shaking up the rental sector l Time to act on energy eďŹƒciency

l Harnessing the power of social media

WELCOME

CONTENTS

Welcome to the first edition of Property Matters, where we hope to share some of

4 Cover story: Selling a Scottish island.

our expertise in the Scottish property sector for those wishing to sell, buy or let

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a property.

How the estate market is changing.

in this issue we examine, among other topics, the new prt and epC legislation impacting landlords and how to capitalise on funding available to mitigate some of the impending cost; the options available for landowners who have cottages standing empty; the benefits of selling a farm in lots; the increasing use of social

8 Top tips for selling and letting.

Right of preemption.

media, video and drone imagery to maximise the reach of a property for sale; and the enduring appeal of the Scottish estate.

10 The selling power of drone photography.

the roots of the firm stretch back over a century, but we pride ourselves on being an innovative and progressive firm which moves with the times. the successful sale of Little ross island in Kirkcudbright Bay showed how traditional marketing can be boosted by online expertise, resulting in national and international media coverage and reaching a social media audience of more than

12 Getting a handle on social media.

The Letting Agent Code of Practice.

When the parts

30,000 people!

We hope you enjoy reading Property Matters and we wish all house-hunters a successful summer.

14 Letting solutions for country cottages.

Going the extra mile.

Simon Brown Head of rural and residential sales and lettings

16 Time to act on energy efficiency.

18 GALBRAITH is Scotland’s leading independent property consultancy. Drawing on a century of experience in land and property management, the firm is progressive and dynamic, employing more than 250 people in offices throughout Scotland.

New legislation shaking up the rental market.

19 Can you spot dry rot?

We provide a full range of property consulting services across the commercial, residential, rural and energy sectors.

A number of these farms were sold in lots, with the farmhouse, buildings and an area of amenity land packaged together as one lot, leaving the remaining farmland sold either as another larger lot, or as several smaller ones.

Marketing a farm in a number of suitably packaged lots can provide a variety of benefits.

However, not every farm will be suitable to be subdivided and careful consideration needs to be made in each and every sale.

in some instances, a buyer may not necessarily wish to take on a farming unit, which is equipped with multiple cottages or houses, and the large range of buildings included in the sale.

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In the past 12 months more than 60 farms totaling in excess of 20,000 acres with a value of over £65m were sold by Galbraith in Scotland.

By dividing the farm into smaller chunks both by land area and in terms of an asking price, we automatically expose it to a greater number of individual buyers.

galbraith provides a personal service, listening to clients and delivering advice to suit their particular opportunities and circumstances.

See us on instagram: www.instagram.com/GalbraithGroup

Duncan Barrie reviews the benefits of selling a farm in lots.

property Matters is produced by Galbraith, and designed by George Gray Media & Design, St Andeux, France. © CKD galbraith LLp.

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in other cases, the seller may wish to retain parts of the farm for themselves or for the benefit of other members of the family or indeed in the hope of achieving a longer-term return from future development for non-agricultural purposes. therefore, the remainder of the holding may no longer be viable as a stand-alone unit.

are greater than the sum Historically, some of the larger farms would have contained a number of cottages used by farm workers but there may no longer be an economic need to include these along with the principal farming enterprise. there may be an opportunity, depending on where they sit in terms of the rest of the farming assets, to sell them as separate lots with some of the farmland in order to target residential/amenity purchasers. the potential purchasers in each sale need to be identified early in the process to ensure we highlight and match up those specific property attributes as part of the lotting structure.

Sometimes, it may be prudent to allocate part of a holding as a separate sale entirely so that buyers don’t have to wade through all the details of a larger property portfolio to find the part that appeals to them. Online marketing activity also enables potential buyers to assess each lot on its own merits. nevertheless, selling a farm in lots may be a difficult decision for some sellers to make, or may not be possible due to access and service limitations within a holding. there has been an increased use of borrowed money for farm purchases in recent years as buyers take the opportunity to use ‘cheap’ money while long-term rates remain at historically low levels. Following improvement in values within the residential markets, there is a higher proportion of non-farmer or lifestyle buyers coming into the market for the first time. that

said, Scotland’s farmland market activity continues to be underpinned by existing landowners and farmers.

Bare arable land remains in high demand as an attractive option due to the perceived tax benefits of owning land and the long-term investment opportunity land can represent. High quality bare arable land offers a higher degree of flexibility, far more than marginal arable and pasture land. these trends continued throughout last year with farmland values remaining stable and a healthy number of farm sales completed.

A recent example of a successful sale by dividing a farm into a number of component parts was South Medrox, in north Lanarkshire, which was sold as eight individual lots. properties which are currently for sale as a whole or in a number of lots, include Lochwood, by gartcosh and Land at thorneylea, Denside of Davo, Woodburnden, Brownieleys and nether tulloch.

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By dividing the farm into smaller chunks, we automatically expose it to a greater number of individual buyers.

the galbraith national Farm Sales Centre is based at the Stirling Agricultural Centre and offers clients a wealth of experience in the sale and purchase of farms and estates in Scotland and the north of england.

duncan.barrie@galbraithgroup.com 01786 434 620

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Little Ross: selling a tranquil private island – with journalists taking note A frenzy of internet interest was generated when a Scottish island was put on the market.

David Corrie relates how Galbraith handled the sale under a media spotlight.

It WaS probably when we were about half way down the estuary in a 12-foot speedboat that I realised how unusual and exciting working in a rural property practice can be.

A week earlier i had been approached by a wellknown Kirkcudbright landowner who had asked the blunt question: “Do you sell islands?” From there blossomed a discussion about Little ross island, about four miles south of Kirkcudbright at the entrance to Kirkcudbright Bay in Dumfries and galloway. the island is a well known local landmark and has a fascinating history intertwined with shipwrecks, the construction of a lighthouse and even a murder mystery. the lighthouse tower was not included in the sale but it is very much part of the island’s history. it was built to close the gap between other lighthouses at the Mull of galloway and Southerness. Designed and built by Alan Stevenson, it was first lit on January 1, 1843, and was the first light of the catadioptric type, having metallic mirrors above and below the lenses.

William thomson (later Lord Kelvin) hailed the light, along with Buchan ness and the rhinns of islay, as 'undoubtedly the three best revolving lights in the world'. in 1960, in the final days of manned operation, the lighthouse keeper was found dead on the island with a gunshot wound. the assistant keeper was nowhere to be found. it was quickly ascertained that a quarrel had taken place and the lighthouse keeper had been the unfortunate victim. the perpetrator, the assistant keeper, was caught

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within 24 hours following an intense police enquiry when he arrived by train in Liverpool. the 29-acre island is essentially a large grasstopped rocky dome just off the mainland and accessible only by boat when the tide is right. the sale did include the former lighthouse keepers’ cottages which had been converted into a six-bedroomed house though without mains services and entirely off-grid. in addition, there are two walled gardens, a trio of ruined outbuildings and a workshop. the house is served by a fresh-water spring, solar panels and a small wind turbine for electricity and septic tank drainage. the house had been lived in and restored over the previous 30 years by a long-term tenant of the estate but when the tenancy came to an end the estate considered the options for re-letting or sale. given the unusual nature and the considerable contractual obligations of a lease, a sale was settled upon as the most straightforward way to proceed.

My first visit, by speedboat, was to appraise the property and understand the layout of the island. i had to complete this in less than an hour to ensure i could return to the mainland on the falling tide. the weather was fair and i took a range of photographs some of which were later used for marketing. it was also my first opportunity to inspect the lighthouse keepers’ cottages and prepare a floor plan, under the advice and guidance of the previous tenant, who kindly showed me around. the final piece of the jigsaw to ensure the best possible marketing, was arranging for drone photography to be produced which could be

Within 24 hours the Facebook post had been shared more than 600 times and seen by more than 30,000 people.

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shared on our website and social media. this was carried out in late May and the results far exceeded our expectations with the most stunning aerial photography and short video giving a tour of the island.

Marketing began on July 12 and we merrily shared on Facebook and twitter, expecting lots of local people to like the post with a few happy comments and perhaps a purchaser or two. Little did we know what was to come. Within 24 hours the post had been shared more than 600 times and seen by more than 30,000 people. We had gone viral.

From then on the telephone, e-mail and media enquiries were phenomenal. the team in Castle Douglas did an outstanding job of responding to them all as quickly and efficiently as possible. emails were received from all over the world in multiple languages and some required the assistance of colleagues in other galbraith offices with german, French and Spanish skills. the lighthouse keeper’s murder had provided the media of 1960 with an exciting story and the excitement proved no less intense when we marketed the island nearly 60 years later.

Journalists from all over the world picked up the story from our social media and press release and the interest that was generated continued to feed the sale enquiries from people who dreamed of owning their own island.

We began to boil down the interest to those who were likely to submit a competitive bid. We managed to focus all the interest into one viewing date and the owner of the island chartered two boats to make the viewings possible. We met on a slipway outside Kirkcudbright Harbour. there were 12 viewings in a day which had to be run with military precision, not least because of the need to catch the high tide. Fortunately the sea was flat calm and the sky was blue, and we managed a three-hour visit to the island.

A French tV station sent a team of three to film

the day and we were also joined by a BBC radio 4 journalist. the owner had also arranged other viewings by boat and we arranged four helicopter visits from glasgow and Carlisle airports. in total more than 800 enquiries were received resulting in 20 viewings. By the time the closing date was reached on August 24, there were 12 bids with a wide range of prices offered, from below the asking price to well in excess. the winning bid was selected at a meeting with the owners at our galbraith office and the usual course of contracts then entered into by the respective solicitors.

But our input didn’t end at this point. there was one final trip to the island with the purchaser to collect water samples for environmental health to establish the condition of the drinking water. this gave the buyer a chance to discuss with me a range of improvements the island’s properties would need in order to make a comfortable new home. david.corrie@galbraithgroup.com 01556 505 346

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The perfect match: buying and selling Scottish estates Galbraith has a long tradition of selling Scottish estates, stretching back over a century. We are perhaps less well-known for buying estates for private purchasers, but in fact we are the most active firm in Scotland in this field. Emma Chalmers outlines the factors influencing the market for Scottish estates today.

In a market of reducing supply, with only 16 estates totalling some 70,000 acres selling for a combined £68 million in 2017, compared to 23 totalling 100,000 acres selling for more than £80 million in 2016, the number of private sales increased by 8%.

significant and expensive purchases one will ever make, yet the majority, while taking legal advice, fail to take independent property or strategic advice. they tend to rely on the selling agent, who is acting for and of course being paid by the seller.

this reflects the changing shape and mood of both the market and sellers, with many estates never gracing the pages of Country Life, The Field or indeed even the internet.

With reference to a recent deal which involved the purchase of two neighbouring properties and six months of negotiation, our clients commented: “We contacted galbraith having seen something we wanted to assemble. We were unsure how to acquire both properties simultaneously, or what we would have to pay to achieve that. We expected that price would be just one of many issues we would have to address, and we know rural property well, but we did not anticipate the many complexities that ultimately had to be overcome.

the galbraith premium property division has dominated the estate buying market in recent years. Since its inception in 2016, we have provided advice to more than 50% of the buyers who sought the services of a property agent – the next nearest competitor had only a 20% market share. prospective purchasers benefit from the fact that we know the history of nearly all the Scottish estates, what they have sold for in the past, and where they sit in the market today. We can also value for bank security, so we have all the valuation evidence at our fingertips.

Buying a property is one of the most

“With sport, forestry, building and farming elements all to get to grips with, galbraith were able to advise us on all aspects of the purchase, leaving no stone unturned. their thorough investigations and market intelligence meant we absolutely knew what we were buying,

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and were provided with reassurance that the price paid was reasonable.”

Our buying agents deliver real value by making sure that the terms of an offer are right and that the new owners will not be disadvantaged in the future by perhaps accepting all the seller’s demands in a bid to get the deal done.

By way of an example, galbraith recently acted for overseas clients who sought our help just moments before they had agreed a deal to buy an estate. the purchase was later completed at a figure

supply and always generate strong interest when they do come to the market, while Highland stalking estates are of particular appeal to the continental buyer. estates offering either existing forests or land suitable for planting are increasingly of interest, owing to the continued and very attractive tax benefits of woodland ownership in the UK. Sometimes a private sale might be an attractive proposition to a seller who perhaps seeks a quiet departure from their estate, and this method can on occasion play to the seller’s advantage as buyers will sometimes pay a premium to prevent it being fully exposed to the wider market, thus effectively cutting out the opposition. that said, there are obvious advantages to a full openmarket campaign for the seller, the principal being that there is never any doubt about whether the property achieved its full value.

When an estate is brought to the market, it may be for the first time in a number of generations, so the sale must be handled by professional agents who are

“ £1.5 million less than they had on the table at the point they sought our help.

We also ironed out a number of issues that might very well have caused problems for them in the future.

For Scottish estate owners thinking of selling, the market remains active and estates continue to be a great attraction to buyers looking to secure a rural lifestyle in Scotland. the current uncertainty surrounding Brexit had been perceived by some as a possible reason to delay an estate sale or

purchase, the preference being to ‘wait for the dust to settle’ before taking any decision. However, interest remains high from British and foreign buyers keen to own a slice of Scotland’s iconic countryside. traditional estates of 10,000 acres or more with a mixture of sport, including a driven grouse moor, red deer stalking and salmon fishing are the most sought after, with interest in such estates coming from across europe, russia, the Middle east and even parts of Asia. grouse moors continue to remain in low

estates continue to be a great attraction to buyers looking to secure a rural lifestyle in Scotland.

experienced in the estates market. A landed sale will often bring to the fore many intricacies and details. A full knowledge, understanding and appreciation of these complexities is essential. galbraith has handled the sale of more Scottish estates than any other firm in the past five years.

One client, who used galbraith for the sale of their family estate, commented: “Our estate needed several different areas of expertise including shooting, forestry, farming, self-catering cottages and a golf course – all of these were picked up by galbraith and any problems we had were made easy by them. every time we phoned or emailed we were very quickly helped; it seemed they always had time for us when they were obviously very busy. i would recommend galbraith to anyone who is thinking about selling their estate.”

For sellers, the current demand is such that a launch to the market this year is highly likely to result in a successful sale, with interest from purchasers nationally and internationally. For buyers, our view is that taking professional advice can resolve many of the challenging issues that purchasers encounter, saving you time and money.

emma.chalmers@galbraithgroup.com 01738 456 062

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A dAy IN THE LIfE Of...

A property addict

By Judith Jenkinson.

GalBraIth in ayr is located on a busy high street surrounded by a number of solicitors, surveyors, estate and letting agents.

No matter how the market is performing, some selling decisions will directly affect how your property is perceived and the sale or rental price achieved. Here are 12 top tips from Scott Holley.

the rural dream became my reality six years ago when my husband and i bought our current home from galbraith, just outside Symington.

At that point i had left my previous career as a country house agent and was a full-time mum to my two girls and about to embark on a series of renovations to our new home. When the call came asking if i would consider returning to the world of estate agency i knew the time was right. i've always loved my job and being back selling country houses on my home turf is a dream come true. i think any good agent should have a genuine interest in property styles and architecture and while georgian houses are a personal favourite i love discovering the history of any property. this has earned me the additional role of writing press releases for all our properties, which allows me to be a little more creative and find a quirky angle on a property that will catch a journalist’s eye.

With both girls off to school now, i have more time to get back out on the road pitching for sales. the Ayrshire market is fairly competitive and while we are well known as the rural specialists i love rolling up my sleeves and pitching for properties in town as well.

Most clients have their own story to tell and by the time we've shared a cup of tea at the kitchen table i'll understand their motivation for selling – sometimes an exciting move, other times a stressful situation. if you can get to know your clients and build a level of trust in each other, in my opinion, it helps make the whole transaction a little easier.

When my work day is over it's back to being a mum, looking after our little flock of ryeland sheep, walking the dog, feeding the chickens and, as if life wasn't busy enough, Santa delivered a lovely chestnut pony into the back paddock on Christmas eve.

Life is hectic but i wouldn't have it any other way.

judith.jenkinson@galbraithgroup.com 01292 292 542

Selling and letting: Choose the right agent for your property. this is the most important step. A good agent will provide honest advice and conduct themselves professionally. For most people, their house is their most important financial asset and one with many important memories. Your agent should be qualified and experienced to guide you from start to finish and remove as much of the work and stress from the process for you as possible.

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When choosing an agent, make sure they have a powerful and effective marketing capability to put your property in front of the right buyers and tenants. A successful agent will ensure you have professional photography and floor plans, a critical component that will set your property above competitors and a key tool to ensure your agent secures editorial coverage in local and national publications.

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Correct pricing for selling or letting will determine how successful the marketing campaign is.

Sellers and landlords should not rely on many of the online indexes which give average rental and sale prices. these can be misleading because they can use data which has been skewed.

An experienced and trustworthy agent will be your best source of accurate knowledge when it comes to the right price.

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First impressions matter. Any exterior work needing attention should be taken care of before the house goes on the market. this could include repainting exterior joinery, fences, repairing broken rainwater goods, keeping the drive weed-free, power-washing the patio, making sure the front door is clean and that all windows are cleaned regularly inside and out. A tidy, well-kept garden is also important and you should consider planting some new flowers to

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treat the viewing like your house is having a job interview with the prospective buyer.

provide colour and cutting the lawn to put the viewers in the right frame of mind. treat the viewing like your house is having a job interview with the prospective buyer. it’s a balancing act to have your home presented in a way that is de-cluttered but not clinical. those looking to buy and let can sometimes find it difficult to visualise how they would use a room when it is empty but equally can’t visualise it as their

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Right of pre-emption: check the small print Ignoring a right of first refusal can complicate a sale, says Phiddy Robertson. a Pre-emPtIon right, also known as a right of first refusal, is common only in rural areas and found particularly where land is sold off from a large estate.

Under this right, when the land to be sold is marketed, the holder of the right is offered the opportunity to purchase back the land by matching an acceptable offer. the legal process attached to this can add delay and uncertainty to the sale for both the sellers and potential purchasers.

A cool head and a good degree of patience is required.

the dos and don'ts own when it’s cluttered. Create as much floor space as possible but ensure each room has a purpose. it is still your home to enjoy so there is no need to remove too many personal items. Buyers like to see it has been a loving and enjoyable home for the current owners. particularly from a tenant’s perspective, new or professionally cleaned carpets, unmarked and newly painted walls together with modern and clean kitchen and bathroom fittings are one of the most important elements.

Colours and fixtures should be neutral, including clean and unmarked window dressings and light fittings. newly painted walls will make the room feel bigger and brighter.

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get rid of all dirt. there is nothing worse than seeing someone else’s grime. Clean all lime scale from taps, make sure all grouting is clean and mould-free and keep everywhere clean, tidy and smell-free. not everyone likes pets, so they should be kept away during viewings and any smells should be de-odorised. please don’t use plug-in fresheners, they can be a sign you are trying to mask a damp smell. if there is a problem with mould or damp, tackle the cause of it rather than hiding it.

Strong cooking, smoking, bins and pet smells are a big no.

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Any small rooms can be made to feel bigger. By using mirrors, making sure the window dressings don’t cover the pane of glass and by not having furniture that is too big for the room you can give the illusion of more space.

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Make sure the kitchen is decluttered. if there are plenty of storage units in a kitchen, make sure you use them and don’t have unnecessary items left on the work surface.

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Fresh flowers are a great way to create a softer and welcoming atmosphere in a property but be careful to avoid ones with a powerful smell.

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Make sure you have clearly defined garden boundaries and these are clear for prospective buyers to see; nothing worries buyers more than an unclear boundary.

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Sellers and landlords have a small window of opportunity to impress prospective buyers and tenants, so it’s important to commit time and money into the property before it’s launched. this should be viewed as an investment in order to achieve the best price.

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scott.holley@galbraithgroup.com 01738 456 061

rural estate agents are familiar with rights of pre-emption and as long as all parties involved are aware i.e. the sellers, purchasers and their agents, and the correct procedures are followed, it is a fairly straightforward process.

However, what happens when the right of pre-emption is ignored and the holder of the right of pre-emption is denied the opportunity to offer or to decline? the outcome of just such a situation became apparent to us during a recent sale. the property in question had been separated from a Highland estate but subject to a right of pre-emption in favour of the estate. the purchasers then sold to our client, but in the process the right of pre-emption in favour of the estate was overlooked by both the selling and purchasing solicitors. it was only after the completion date that the estate became aware they had been denied their rights and court action was taken. the court took the view that because the right of pre-emption had been overlooked the title could not technically pass to the new owners but must remain with the sellers. nevertheless, in practice, the sale would stand and to facilitate future dealings with the property, a Minute of Agreement was drawn up to ensure the property could be sold on to others who would be treated as if they were owners, but title to the land would still remain in the name of the original sellers (or their successors) until the right of pre-emption was taken up, which, as it happens, it was. the cottage is back where it started and there are two solicitors in the Highlands who won’t make that mistake again. phiddy.robertson@galbraithgroup.com 01463 245 369

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A bird in the sky is worth two in the bush Drone images and videos coupled with first-class professional photography can maximum impact when marketing a property.

Richard Stewart and Hannah Christiansen report.

WIth millions of potential buyers making the internet their first port of call when looking for a new home, first impressions are essential.

Before reading any level of text, potential buyers will scroll through photographs and, as they say, a picture paints a thousand words. this is the make or break moment: do they stop scrolling and make plans to view? professional photography is a key investment for any seller and galbraith has worked hard to build strong relationships with highly skilled and experienced photographers across the country. they ensure your property not only looks its best but also stands out. Although the kitchen and bathroom photographs along with the perfect sitting room are essential, there is the growing importance of lifestyle images which capture, for example, the beauty of the countryside that lies beyond the property and all that it might offer potential buyers.

We are often asked what should be done to present the property for photographs and our advice can be summed up in three top tips: clear away clutter: You are selling your house and people need to be able to see it. make the house look like a home: We don’t want all your personal effects in the photographs, but small well placed items can be extremely useful.

Wellies at the back door subtly show there are good opportunities for walking and a bright vase of flowers on a bare dining room table can make all the difference.

Don’t do half a job: there are numerous situations where a property may be partially

furnished. it is important that the property is either furnished or empty. Having a half furnished house can leave a property looking soulless and doesn’t allow people the freedom to insert their own furniture as they would do instinctively with an empty property.

Videos and drones the strong national and international reach of galbraith means buyers may travel from far and wide to view a home, and videos give them confidence and reassurance before making the trip. With this in mind we need to maximise the impact of the visual snapshot we show of the property.

Drones allow us to give a powerful and eyecatching overview. they can highlight picturesque settings, proximity of rivers, hills, beaches and other points of interest. it can often be difficult to get that covershot photo of a property that has been designed to maintain a level of privacy; drones allow us to take to the skies and show the property clearly. it is a legal requirement to hold a CAA licence for all commercial aerial work and we have sourced the best drone photographers who are licenced and insured. From a bungalow in Braemar to a mansion house in Musselburgh we will tailor a package to suit you. the Cisco Vni forecast predicts that internet video will account for 79% of global internet traffic by 2020. At galbraith we want to be ahead of the game and we are working with our photographers to promote Scenein, which provides a quick overview of a property in a 30,

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Drones allow us to give a powerful and eye-catching overview. they can highlight picturesque settings, proximity of rivers, hills, beaches and other points of interest.

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60 or 90 second video optimised for social media. For bigger properties, there is the option for bespoke packages but the key is keeping the video snappy.

We want to entice people into viewing the property in the same way a ďŹ lm trailer makes a ďŹ lm a must-see. these videos boost exposure and are seen by people mostly through auto play which stops them in their tracks while scrolling through their news feeds. they’re watching the video without consciously setting out to do so.

Video is a crucial component in property marketing and can catch the eye of potential purchasers like no other. A walk-through of the property from room to room or a stroll up the grand driveway with the striking impact of the property ahead really allows potential buyers to imagine themselves living there and connect with the lifestyle.

Drone photography and footage can also help to open up the true potential of a property that comes with more than a few acres of land.

richard.stewart@galbraithgroup.com 01738 456 080

hannah.christiansen@galbraithgroup.com 01224 860 718

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Getting a handle on social media Facebook, Twitter and the rest can be powerful tools for connecting with customers and partners, says Robyn Mitchell.

SocIal meDIa is a huge part of our day-to-day lives. It is used to plan events, share pictures and chat to friends all over the world, so why wouldn’t it be used to find your next home?

At galbraith we don’t wait for a buyer or a tenant to spot your property in a shop window or come across it on a property portal, we put it out there in front of them on platforms they use every day. through engaging posts, paid for advertisements and a clever mix of pictures and videos, on average 15.5% of our website views came from social media every month during 2017.

However not all agents have embraced social media and out of those that do only some use it to promote the properties they have available to buy or let, others focusing on more general messages about their services or the market. On some estate agents’ Facebook and twitter pages you may see a list of generic listing posts and be lucky to find a picture amongst them.

At galbraith we have seen the benefits of using a company-wide social media network of more than 33,000 followers for both selling and letting properties.

Why do you need a social media savvy agent?

INTERNET SuCCESS STORIES

Social media is a vital part of the marketing mix for most companies and it is no different if you are selling clothes, food or a house. two billion people use social media worldwide, that’s 28% of the human population. Facebook had 1.4 billion daily active users on average in December 2017, twitter sees more than 500 million tweets sent every single day and instagram is continuing to grow, reaching over 500 million users a day.

How do you measure the success of a social media post? Is it the number of clicks on a link, the number of views, likes or shares, or by its ability to help arranging viewings and even its role in securing a tenant before a property has hit the open market. We think it can be a combination of all of the above.

ever-changing algorithms, platforms and technology updates mean it is important to have an agent that keeps up to date on the social world. this is even more important as most social sites are pushing toward personal interactions and making it more difficult for brands to reach their followers. reaching the right audience is not as simple as pressing the “post” button anymore but takes time and research to ensure everything is optimised from tagging other pages, using the right combination of pictures and videos to making sure the post is going out at the best time to reach the most people.

Social media is important for reaching potential clients but it can also gain a

property further exposure through newspapers and magazines as journalists now use social media to find their next story.

Galbraith is social media savvy With dedicated teams in each office working daily online we make sure that your property is in front of as large a digital audience as possible, with the added advantage of traditional newspaper advertising and shop windows. For us, social media is about more than just advertising property, it is a chance to engage with the community – landlords, vendors, tenants, purchasers – and share our knowledge of the market and legislation.

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Who doesn’t dream of owning their own island and being able to escape from it all? A beautiful island with a history like Little Ross was bound to grab attention, and our Facebook posts drove more than 6,000 clicks to our website and it was also a big hit on Twitter and Instagram, being shared on accounts all around the world.

galbraith has been number one in the eAUK 500 since it was created. this is where estate Agent networking ranks agents based on their social media engagement and influence, and not only does our corporate account hold the number one position but each of our offices are frequently within the top 100 of the table.

We pride ourselves on having local knowledge, national expertise and an international reach provided by our social media posts and our website exposure. galbraith Kelso recently received a message from someone in Australia watching our posts with a planned move back to Scotland. We don’t always post the same content

Let’s be on the safe side Not sure what the Letting Agent Code of Practice means? Don’t worry, we have your back, says Jay Burden. the housing (Scotland) act 2014 introduced a framework for the regulation of letting agents across Scotland. this now includes the Letting Agent Code of practice (Scotland) regulations 2016 which came into force at the end of January. these apply to every person who carries out letting agency work in Scotland. All letting agents are now required to join a mandatory register of Letting Agents, pass a fit and proper person test and meet a minimum level of training. the new code reflects much of the existing good practice in the industry, but its revised requirements will help to build a more effective private rented sector. the main purpose of the code is to set out the standards that letting agents must meet and this includes specific requirements for how landlords’ and tenants’ money should be handled. it also makes it compulsory for businesses to have client money protection and professional indemnity insurance.

Letting agents must ensure that they are honest, open, transparent and fair in dealing with landlords and tenants; handle all information sensitively, respond to enquiries and complaints in a timely manner and not communicate with landlords and tenants in any way that is intimidating, discriminatory or abusive.

Coming Soon and Sneak Peek posts are a brilliant way to drum up interest in a property at an early stage and all our offices have had viewing enquiries from this style of post with many leading to a sale or a new tenant.

Our Aberdeen office posted a picture of a traditional farmhouse coming soon to the market and not only reached an impressive 13,799 people with 65 likes/loves, 53 shares and 40 comments but they also had 20 direct enquiries through comments, direct

messages and calls to the office. One of the first people to contact the office after the post was the solicitor of the actual buyer.

Our Inverness office has had a new property reach more than 40,000 people on Facebook, receiving 612 likes and being shared 78 times, and 81% of people that viewed this property on our website came from social media as of March 2017. The property went to a closing date one month after coming to the market.

across all platforms. We appreciate that our followers on Facebook are different to those on instagram, twitter and Linkedin so we change and adapt our posts to each platform.

As well as corporate accounts on Facebook, twitter, instagram, pinterest and Linkedin each office has its own Facebook and twitter pages so people can follow a page local to where they want to move to or take a wider look at what is on offer across Scotland on the main page.

robyn.mitchell@galbraithgroup.com 01292 292 313

“

For us, social media is about more than just advertising property, it is a chance to engage with the community.

they must ensure that they handle all enquiries, viewings and reference checks in line with the code’s requirements and tell landlords or tenants promptly of any important issues or obligations on the use of the property such as repairs or breaches of the tenancy agreement.

Agents are responsible for offering a professional service; from engaging landlords through marketing and advertising, to charging fees, arranging viewings, managing the application process, taking up references, preparing the private residential tenancy (prt) agreement, managing the tenancy throughout and dealing with the end-of-tenancy requirements. the prt must include all required clauses as laid out in the Scottish government Model tenancy Agreement. At the start of the tenancy, the tenant must be given a signed copy of the tenancy agreement along with any other relevant statutory documents. the deposit must also be dealt with in accordance with the procedure laid out in the code. the Act also enables the First-tier tribunal (Ftt) to make Letting Agent enforcement Orders (LAeO) to provide redress for tenants and landlords in cases where a letting agent fails to comply with the code.

Call our team to discuss the potential of your property or to receive a copy of our dedicated Landlord’s guide.

jay.burden@galbraithgroup.com 01738 456 096

galbraithgroup.com | Property matters | Winter/Spring 2019 | Page 13

Empty farm property: long-term let or holiday home?

Marion Currie explores the options and benefits in letting out rural farm and estate cottages. aS feWer and fewer farm and estate properties are needed for tied workers, many landowners find themselves with cottages and houses sitting unused and unloved. they are also a financial drain, as the costs of maintaining an empty property with no return are prohibitive and pointless. So what are the options?

Selling releases a capital sum which can be used to invest in other properties or agricultural needs, but it does mean losing control of the property which may not actually offer a practical solution depending on the location in relation to other estate properties or farm steadings.

However, a property must pay for itself and if possible make a positive contribution to overall income. Letting in some form is the obvious solution, providing income while keeping ownership within the estate or farm portfolio. residential letting takes two forms: long-term residential letting to one set of tenants, or holiday letting on a short break, weekly or fortnightly basis. there is definitely a growing market for long-term lets. With that first step on the property owning ladder more difficult for younger buyers to make, long-term letting has become the best option for many. the galbraith Castle Douglas office saw an increase of 33% in viewings from the first quarter of 2017 to the final quarter and the number of registered lettings applicants more than double.

Other costs to consider are the cleaning and changeover procedures. Originally the family did all the work themselves, but as their other business began to grow they have had to employ people on both a full-time live-in and part-time basis to manage cleaning, suppliers, property and grounds maintenance.

However, robert’s parents, William and Alice, remain very active in managing the environs and Orroland Lodge.

Holiday letting could be the most flexible option especially with ‘staycations’ becoming increasingly popular. Cottages & Castles, one of Scotland’s leading holiday let companies, reported recordbreaking bookings for 2017 with an increase of 19% compared with the previous year and an increase of 47% overall in the period 2015-17.

All the investment paid off for the Kennedy’s with the three-bedroom cottages renting from £620 to £1,050 per week and the seven-bedroom Orroland Lodge from £1,980 to £3,800 per week, depending on the season.

School holidays tend to be the peak time for occupancy. in 2017 25% of bookings were repeat business.

But where to start, and what is involved?

When robert and Melinda Kennedy married in 1999, they took over the holiday letting business started by robert’s parents at Orroland estate in Dumfries and galloway in the mid-1980s. two cottages had been occupied by fulltime farm workers but as farming methods on the estate evolved, the employees were no longer required. Back then the self-catering industry was very different and the cottages were pretty basic.

nonetheless, robert and Melinda prefer to aim for healthy profit over high occupancy rates. “Our highest ever occupancy was 94%. that year we learned a lot about pricing and what happens when you can’t get in to a property to maintain it. time up ladders is crucial.”

Since then, the family has purchased Orroland Lodge, which had been in the

“

guests’ expectations are higher than ever – nobody wants to go on holiday in a house that’s less convenient or well specified than their own.

there is no shortage of tenants seeking good quality family homes and prepared to pay decent rents for them. the steady income brought by a long term let is attractive with the average rent for a 2/3 bedroom cottage being around £475pcm and a small farmhouse being between £650-£700pcm in Dumfries and galloway. However while there is also the bonus of the tenant taking responsibility for Council tax and utilities, there are some pitfalls to be aware of.

Long-term residential letting in Scotland changed on December 1, 2017 from the Short Assured tenancy (SAt) to the private residential tenancy (prt). the grounds for possession by a landlord

turnover each year towards maintenance and improvements.”

have been greatly reduced and in particular the ‘no fault’ ground has been removed making it much more difficult to remove a tenant if things aren’t going well. Additionally, the period of notice required to be given by a tenant has been shortened to just 28 days, so a landlord could in theory find themselves having to find tenants several times a year for the same property. this means careful selection and referencing of tenants is more vital than ever before, so using a good letting agent is essential.

same occupation since the 1920s and was not fit for holiday letting, there being no water in one wing of the house. the Kennedys embarked on an extensive programme of work on the property which had to be kept to a tight deadline and budget, as well as doing ongoing improvement and maintenance work on the two original cottages. now all three properties are marketed together as Orroland Holiday Cottages and are finished, equipped and maintained to a very high standard. robert explained: “guests’ expectations are higher than ever – after all nobody really wants to go on holiday in a house that’s less convenient or well specified than their own. We allocate 25-30% of

Page 14 | Property matters | Winter/Spring 2019 | galbraithgroup.com

through running the holiday lets at Orroland, robert and Melinda recognised a need for a dedicated online booking system for the self-catering sector and ten years ago they started SuperControl. today 1,700 holiday rental owners and agencies trust SuperControl’s booking and management software to run 29,000 self-catering properties around the world.

“Our job at SuperControl is to keep pace with the needs of our clients,” said Melinda. “Over the past five years we have invested in building better links with the main booking websites. it is clear to us that the multinational giants like booking.com, expedia, HomeAway and tripAdvisor will continue to be a driving force in our sector. this range of marketing channels offers a great opportunity to people starting in self-catering.

“Much of the growth in self-catering has been centred around urban markets in the last few years, but the traditional rural market is still going strong and well worth considering.”

Of course, it may suit some holiday let businesses to use an agency for marketing and booking instead of doing it all themselves. Cottages & Castles can offer more than 30 years of experience to clients, with 41,000 visitors to the

Going the extra mile

By Laura Ellis.

What does ‘going the extra mile’ really mean? to galbraith it’s putting our clients at the heart of everything we do.

Consistently exceeding expectations is at the core of the service we strive to provide and communication is key.

Selling and letting property can be complex and ever-changing. it’s imperative through every stage of the process that we are listening and acting on our clients’ needs and keeping an open communication throughout.

Robert and Melinda Kennedy, below, have turned Orroland holiday cottages into a thriving business, including Orroland Lodge, above.

in this increasingly digital world what we consistently hear from our clients is that they always like to hear a voice at the end of the telephone rather than receive an e-mail. it may be that our client lives on the other side of the world and this presents its own issues in that things can quickly become more project management than purely estate agency.

A client i’m currently working with lives in new Zealand and is struggling with the enormity of selling his property in Scotland along with the difficulties this can present logistically and emotionally.

Having trust has made the whole process smoother, and being available to talk to my client is a vital element that will go towards a successful sale.

website every month and a monthly social media reach of 250,000 people. An agency will charge commission on bookings, but from an owner’s point of view they save on the cost and work of running their own website.

Overall, robert and Melinda feel selfcatering is a profitable business despite the expenses being much higher than with long-term letting.

For new entrants to the sector their advice is to be prepared to continually invest to maintain the high standards expected by today’s guests and also to invest in professional photography of the interiors and environs. Careful marketing pays dividends and the Kennedys try to highlight the unique aspects of their properties such as the spectacular coastal location, privacy and freedom Orroland provides. it is also important to be flexible about the length of stay available to guests.

According to SuperControl’s 2017

statistics, 134,984 bookings were handled in Scotland through their system. Of those bookings, 74% were for short breaks of one to six nights, with only half starting on a Friday or Saturday.

All the Kennedy family’s hard work since robert’s parents began holiday lets back in the 1980s has paid dividends and not just financially: “One family who came during those first couple of years is still holidaying at Orroland nearly 40 years later!”

For advice on all aspects of letting your properties contact your local galbraith office where our teams of professionals have a wide range of knowledge and expertise.

Keeping honest and open communication, being there to help with organising quotes, access, providing advice and managing other problems facilitates a successful working relationship. there are many cogs in the wheel when it comes to ‘going the extra mile’ including our wonderful viewing agents who, when the going gets tough, keep everything working smoothly and help to create the perfect first impression.

We specialise in rural properties, so no two viewings are the same.

One of our long-standing viewing agents has been known to clean up broken glass and even clear footpaths and driveways of snow. it’s all part of the job at galbraith.

orroland.com supercontrol.co.uk cottages-and-castles.co.uk marion.currie@galbraithgroup.com 01556 505346

laura.ellis@galbraithgroup.com 01738 456 095

galbraithgroup.com | Property matters | Winter/Spring 2019 | Page 15

A dAy IN THE LIfE Of...

A letting agent

By Sarah Hazzard aS lettInGS manager for the north of Scotland, based in our elgin office, I manage properties from huntly in the east to Insh and newtonmore in the south, Invergarry in the west and fearn near tain in the north.

After an early start to walk my dogs, i head into the office, check my emails and deal with any repairs (usually boilers) and other urgent matters before heading out in the company Mini. i could be heading anywhere in the north of Scotland to meet potential landlords. i tend to be advising them on what needs to be done to their property in order to get the best possible rent and therefore the best possible tenant, and how new legislations may affect them. Currently we are helping some landlords with older properties to prepare for the next round of changes regarding energy performance Certificates.

Lunch varies between soup and a roll from a local café or a sandwich in a glamorous layby or petrol station on the A9/A96. re-fueled after lunch i can be off to do viewings or property visits which must be followed by writing up reports, advising landlords of any repairs that are needed and then arranging quotes and instructing our preferred contractors to carry out the work.

When i’m in the office i am usually on the phone talking to landlords, chasing contractors or arranging repairs for tenants. Once a week i go through our list of compliance expiry dates and arrange for the work to be done to ensure our landlords remain compliant with all necessary legislation, but there is never a quiet afternoon in the office with tenants and landlords popping in to sign or drop off paperwork and keys.

It’s time to act on new Landlords who fail to comply with new energy-saving legislation may face heavy fines and be forced to leave properties empty.

But compliance may not be too difficult to achieve for many properties, says Bob Cherry.

i joined galbraith from a small family-run letting agency as i wanted to be closer to home and be involved in a larger business with more opportunities. i started as a receptionist, answering the phone and arranging viewings.

At this time elgin did not manage any letting properties, but within six weeks i was given the opportunity to take over the elgin properties from our inverness office.

Since then we have nearly doubled our original portfolio of managed properties and have many more in the pipeline. getting along with people and putting them at ease is a must and my 10 years as a member of airline cabin crew stand me in good stead.

sarah.hazzard@galbraithgroup.com 01343 554 509

Page 16 | Property matters | Winter/Spring 2019 | galbraithgroup.com

the neW legislation on energy efficiency standards for privately rented properties is quite disconcerting for landlords.

However, help is available to offset some of the costs in the form of grants or loans. the Scottish government has set out minimum energy efficiency standards for privately rented properties in Scotland, with a view to improving energy efficiency in all homes and with the aim of seeing a 23% reduction in carbon emissions from homes by 2032.

Where properties are let or relet after April 1, 2019, landlords must ensure that their privately rented properties meet the minimum standard – energy performance Certificate band e. All properties including existing lets will be required to comply with this by March 31, 2022. the government expects 30,000 properties will be affected by this first series of measures.

For properties which currently have the lowest standards of energy efficiency – band F or g – landlords must complete a minimum standards assessment and bring the property up to that standard within six months.

Many properties in rural areas may fall into these categories, in particular older properties and former estate or farmworkers’ cottages, which often lack modern windows and doors or sufficient loft or cavity wall insulation, all of which have a significant impact on heat retention. properties built before 1919 typically have solid walls, with no cavity, but it is still possible to insulate them, using a different approach.

Following this first deadline, a further round of legislation comes into force, whereby the minimum standards will be raised further – to band D – by March 31, 2025. this is expected to affect an additional 65,000 properties in Scotland. the government in Scotland has given landlords a

upGRAdING A pROpERTy TO ACHIEvE A BETTER RENT UPGRADInG a tired and out-of-date property, whether with a new kitchen, a bathroom upgrade or just redecorating, can improve the rental income and can encourage current tenants to stay longer, reducing re-letting costs and potential void periods between lets.

There is a good selection of one and two-bedroom flats on the rental market, which means it is vital to keep your property in tip-top condition to stand out from the rest.

After marketing this two-bedroom flat in Galashiels with very little interest from potential tenants, we advised the landlord to carry out some upgrading works. We helped to bring the property up to letting standard which included a new kitchen – before and after in the pictures – new flooring, bathroom fittings and redecorating.

Once the refurbishment was complete, the property achieved a higher rent and attracted multiple viewings. susan.watson@galbraithgroup.com 01896662824

energy efficiency standards little more breathing space than in england, where the legislation is already in force having started on April 1 this year.

Fines will be imposed on landlords failing to comply with the deadlines. in england, these are up to £4,000 for non-compliance with the law, and there is likely to be a similar level of fine imposed in Scotland. Landlords will also be obliged to leave their property standing empty if it is in breach of the law. properties which currently have the lowest energy efficiency ratings may require considerable expenditure to bring them up to standard. However, there are some simple measures which are relatively inexpensive which can make a significant difference to energy efficiency rating in many cases. For example, loft insulation is relatively inexpensive, as is underfloor insulation. replacing an old boiler with a new energy efficient boiler also helps considerably in meeting minimum energy efficiency standards.

Some vulnerable tenants may also attract grants for improvements to the property where they live. this enables, for example, a new boiler to be installed for the tenant’s benefit or insulation to be installed if he or she is elderly and/or in receipt of one of several welfare benefits.

For all types of tenant, loans are usually available to landlords, in many cases on an interest-free basis, to carry out energy efficiency work under schemes organised by the energy Saving trust and in line with the Scottish government’s affordable warmth initiative. in addition, the Scottish government is currently proposing a cost cap of £5,000 per property and is considering allowing an additional time period for works to be completed in certain circumstances.

Where landlords own several properties, we would recommend that energy efficiency

improvements should take advantage of empty periods, lease breaks and/or be included as part of the on-going maintenance and renewal programme for a portfolio of properties. galbraith recently advised the owners of two properties on the measures required to comply with the epC legislation. in both cases a new energy-efficient boiler was installed in the property and new insulation added to the loft.

For one of the properties, Coyle Croft in east Ayrshire, the energy efficiency rating improved from g to e; for the other property, Dalwhatswood Farm in newmilns, the improvement was from e to D. the tenants in both cases were in receipt of state benefits which meant that grants were available from the Scottish government to cover 100% of the costs of the work – £8,000 for the first property and £6,500 for the second. the cost to the landlord in each case was zero.

Once all the works are complete, the landlord could potentially benefit from some or all of the following advantages: • Higher property rents and capital values, • Meeting energy and heating efficiency standards set for the landlord accreditation scheme in Scotland, • reduced incidences of condensation and dampness – could also lead to happier tenants and a reduced likelihood of rent arrears or complaints, • Lower turnover of tenancies, • Higher epC rating could make the property easier to let and could attract a higher quality tenant.

bob.cherry@galbraithgroup.com 01292 292 303

galbraithgroup.com | Property matters | Winter/Spring 2019 | Page 17

Rent increases on the cards as new legislation comes into effect A raft of new legislation has been introduced by the Scottish Government relating to the residential lettings sector. Bob Cherry believes the consequence of these various changes will be significant.

In the past it was relatively straightforward for people to set themselves up as a letting agent. this will no longer be possible.

Agents must apply to register with a government-run register of lettings agents by September 30, 2018 and must undertake professional qualifications before applying.

Agents not only need to have specific knowledge to pass the relevant qualifications, but must also have experience. in our view this is welcome. in addition to the mandatory register for lettings agents, there is also a new code of practice. Much of the code is essentially good practice and all reputable letting agents will already to a large extent be in compliance.

Aspects of the code which are emphasised are financial standards – in particular ensuring that each client’s revenue is held separately. Letting agents are also required to take reasonable steps to establish who is the legal owner of the property named on the deeds, to counter potential fraud, money laundering or tax evasion. the creation of the First tier tribunal is also new and replaces the private rented housing panel, which was considered ineffective and very slow. the First tier tribunal is described as a much quicker

way to resolve disputes between landlords and tenants.

My experience of it so far is that this is indeed the case. tenants who complained to the tribunal about a repair not being finished found the issue was rapidly resolved. the new tribunal is also responsible for proceedings relating to rent arrears and recovery of possession, formerly dealt with by the Sheriff Court, which should prove beneficial to landlords. tenants have also benefited recently from the prt (private residential tenancy) legislation which offered them increased security of tenure. this is a boon for tenants but may be considered by many landlords as rather problematic. in effect, landlords can only evict a tenant on specific grounds which are set out by law and in many circumstances may have to give 12 weeks’ notice of their intention to end a contract with a tenant. Landlords may only increase rent once per year and must give tenants three months’ notice in writing. in addition to the legislative changes for landlords, the reduced tax relief on mortgage interest for second- home owners has reduced the likelihood of people buying a second home as an investment. non-professional landlords

Page 18 | Property matters | Winter/Spring 2019 | galbraithgroup.com

will undoubtedly think twice before investing in a buy-to-let property. prt also allows local councils to apply to Scottish ministers to have an area designated as a ‘rent pressure zone’ (rpZ) if rents in that area are rising too rapidly compared with surrounding areas. in our view this is bound to happen in the near future, most likely in sought-after areas of edinburgh initially. if an area is designated as an rpZ, then the amount by which a landlord is entitled to increase the rent each year will be capped at a level set by Scottish ministers.

Obviously, the Scottish government’s priority is to help first-time buyers. to a certain extent ministers will welcome the fact that the proportion of property being bought as a second home has reduced and is likely to diminish further.

However, the end result for tenants will be increases in rent in the not-too distant future.

Already the supply of property is quite restricted across the whole country and tenants must act quickly to secure a decent rental property. Supply will probably become more limited; the inevitable consequence is increases in rent. this may result in the private rental sector shrinking as a proportion of the Scottish property sector.

bob.cherry@galbraithgroup.com 01292 292 303

dry rot: can you spot the cancer of buildings?

It’s called dry rot, but it’s caused by damp. Graham Duncan explains how to identify it and what needs to be done.

Dry rot – otherwise known as serpula lacrymans – is the term given to a timberdestroying fungus which is caused by unprotected timber becoming damp. it often damages timbers that are hidden from view, such as behind wall fabric or below floors. the term dry rot is in fact a misnomer, as all wood-decaying fungi need a minimum amount of moisture before decay begins. the problem of dry rot can be dated back as far as the 18th century. However, it is still not certain where dry rot migrated from to become active in the UK. there is speculation that dry rot was transported to British shores by ships from europe carrying infected timbers.

What causes dry rot?

Dry rot can occur in a property when unprotected or untreated timber has become damp. timber is at risk of a fungal attack when the moisture content of the timber is above 20%. there are many reasons that can cause the timber to become damp: • penetrating damp through walls, • penetrating damp through roof coverings and chimneys, • plumbing leaks, • rising damp, • interstitial condensation, • Below ground damp. even if your damp problem has been solved, dry rot that colonised while your timber was damp may still be there and active. Any damp problems that can affect your property can dampen your timber to above 20% moisture content and raise the risk of fungal attack. if you have not noticed a damp problem but think you have dry rot, this indicates that there is or has been a concealed damp problem affecting the area. the area of your house affected by the rot will be a useful indicator of the type of damp problem you are facing.

Dry rot identification it is important to identify whether timber decay has been caused by dry rot or another wooddestroying fungus such as one of the wet rots. this is because dry rot has the ability to travel through building materials other than timber, giving outbreaks the potential to spread quickly through a building.

For this reason, additional measures such as masonry sterilisation may need to be carried out when treating dry rot over and above those necessary when dealing with outbreaks of other wood-rotting fungi. typical indications of dry rot include: • White, fluffy ‘cotton wool’ mycelium develops under humid conditions. ‘teardrops’ may develop on the growth.

• A silky grey to mushroom coloured skin frequently tinged with patches of lilac and yellow often develops under less humid conditions. this ‘skin’ can be peeled like a mushroom.

• Strands develop in the mycelium; these are brittle when dry and crack when bent.

• Fruiting bodies are a soft, fleshy pancake or bracket with an orange-ochre surface. the surface has wide pores.

• rust-red coloured spore dust frequently seen around fruiting bodies.

• Active decay produces a musty, damp odour. the decayed wood affected by dry rot takes on a dark or browner, crumbly appearance, with cubical like cracking or checking, that becomes brittle and can eventually crush the wood into powder. if you suspect that you have a dry rot problem you need to deal with the outbreak. get a second opinion from a qualified building preservation surveyor who will be able to diagnose the problem and give advice on any remedial treatment required to protect your property.

And remember: no damp – no rot.

Graham Duncan is managing director of Richardson & Starling and has 30 years’ experience in preserving property. Richardson & Starling are the Property Care Association (PCA) UK Contractor of the year 2016 and 2017. richardsonandstarling.co.uk

0141 647 9485

galbraithgroup.com | Property matters | Winter/Spring 2019 | Page 19

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