Come late September and early October, everyone will want their boilers serviced, or tenants will be trying to turn them on and discovering that no heat is coming through. The autumn is a busy time for gas services and the services of boiler engineers are often in demand. Your tenants will be quick to complain if the boiler isn’t working when they want to heat the house, so why not get in early and do the necessary checks now or at least get an early boiler service booked in before the rush?

It’s also a good opportunity to get the pipe work checked and ensure that the radiators in your properties are all working well. Blocked air in the pipes can cause problems once the heating is back on – radiators may stay cold, be only partially warm or there may be all sorts of odd rumblings and noises in the pipes. They’re all issues that tenants typically come running back to you for help with sorting out, but you could avoid this by taking care of maintenance now.

If you are booking a boiler service, don’t forget to agree a suitable time with your tenants first. A service doesn’t normally take too long, but they will want to be prepared and know in advance when it will be. If you have a gas boiler and gas fire, then it’s also a good chance to get a gas fire serviced too. The property will then be fully functional and ready to handle all heating needs when the weather turns cooler.

* Do your research

Before you commit to using the first company you find that offers packaged property deals, do your research. Search the Internet, check websites, ask for recommendations amongst other property investors and read the small print.

* Do the maths

One of the key benefits of buying a packaged property deal is that you’ll save money. Before you commit to a deal, do the maths and check the figures really do add up. If there doesn’t seem to be much of a saving, or discount, then you may want to look elsewhere.

* Speak to the company

Your instinct and gut feelings are often really useful for determining whether a company is legitimate or not and offering deals that really are good, but you can back this up by phoning up and speaking to them. If a company doesn’t have a number for you to call, tries to fob you off, or doesn’t seem happy to answer your queries, then alarm bells may ring.

* Be wary of paying the full fee upfront

Check what fees the company are asking for and be wary if they expect you to pay the whole fee upfront. It’s very acceptable to pay a sourcing fee, which may include legal and purchase costs, but paying a large, full fee upfront is risky.  To this end, HBF Investments now offer a reduced £3K upfron fee versus the usual £5995 fee  -please call for further details

* See the property before you buy

Whilst it’s possible to buy packaged properties without ever seeing them first, when it’s your first time buying this way, or first time using a company, it can help put your mind at rest to see the property before you part with your hard earned cash.

If there’s no option to do this, and the company are reluctant to let you view the property, then you may want to think again.

* Be clear about the terms and conditions

A good company will clearly present their terms and conditions, so make sure you read them and take them in. To be fully keyed up, it helps to know exactly what your obligations are and what will happen if for any reason the deal doesn’t go through.

1. Use the services of an expert company

If you’ve never bought a property at auction before and want to ensure you get the best deal, with no hidden costs, then it’s well worth using the services of an expert company, like HBF Investments. They’ll hold your hand throughout the process, doing all the hard work for you and ensuring you get the property you want, at the price you can afford.

2. Get finance arranged before the auction

One of the important aspects of buying property at auction, as opposed to through an estate agent or seller, is that you’ll need to get your finance properly sorted out in advance. If you don’t have the money available to pay for the property, then you could end up being fined.

3. Stick to your auction property budget

It’s beneficial to go to a property auction with a clear idea in your mind of exactly how much your budget is. If you want to have a bit of leeway, in case bidding is fierce, then set yourself a strict upper limit. When a bidding war erupts, it’s all too easy to get carried away with bidding, then regret the price you’ve paid later. If your ultimate aim is to make money on your property investment, then getting the right price is essential.

4. Do your research before the property auction

It’s essential to thoroughly do your research before you attend the property auction. That means checking out the properties you’re interested in by reading the particulars, visiting the building, checking the small print and legal issues so that you know exactly what is, and isn’t, on offer.

All too often people make the mistake of not researching a property, then bidding on what seems like a good lot, only to discover later that it’s not what they thought.

1. Check with your mortgage lender first. Some mortgages may have a clause in them that prevents you from letting a room in your home to a stranger.

2. You can earn up to £4250 a year tax free, under the government’s Rent a Room scheme. If you earn more than this, then you’ll need to fill in a self assessment tax form. Full details can be found on the Direct Gov website.

3. Take time to choose and assess a potential lodger carefully. They will be living in your house and, probably, sharing many of your facilities, so you need to get on with them and feel comfortable when they’re around.

4. Interview potential lodgers, ask for references and check out their references. You may also want to ask for financial references, such as from a previous landlord, to ensure they’ll pay up promptly each month.

5. Check how having a lodger could affect any financial benefits you currently have. If you’re on certain benefits, such as housing benefit, then your entitlement could be affected by taking in a lodger. Likewise, if you live on your own and have the single person’s council tax discount, then this may need to change.

6. Have a proper contract drawn up in writing and ensure both parties sign it before your lodger settles in. Websites such as Lawpack provide inexpensive, but official, contracts that you could use.

7. Sort out any ground rules or boundaries in advance (and put them in writing in your contract too) so that everyone is clear from the outset. This could cover issues such as what’s acceptable for having friends over to visit or stay, cooking arrangements or even use of the TV and shared lounge.

8. Make sure that you inform your home insurance company that you’ve taken in a lodger. They will generally be fine about continuing to offer you insurance, but they need to be made aware of any changes as to who lives in your home.

Business, trade directories and local directories, such as the Yellow Pages or locally produced free publications of tradespeople, are a good starting point for finding a builder in your local area. Browse through the ads, select a couple that you’re interested in, then give them a call to obtain more details. In your initial phone call, ask plenty of questions, such as the work they typically do, if they’re currently available and average costs of work. If you’re keen to see some examples of their finished work, then don’t be afraid to ask for testimonials too.

Where possible, arrange a meeting with the builder and see if they’re willing to offer a free quotation for the work you need to have carried out. First impressions are good, but you can often get a better idea of what they’re like and how they operate by meeting up. If they promise a quotation, but it takes weeks to occur or never appears, then you can move on to finding someone else.

Personal recommendations for builders are always good, especially if it’s from someone you know who’s recently used the services of a builder. This can help give a more accurate picture about how good the work was, how personable the builder was and how quickly and efficiently they got the job done.

There are a lot of websites where you can find details of builders, but one of the more reliable options is Checkatrade. Anyone registering on the site has to be vetted first, plus they are monitored on a regular basis through customer feedback, so there’s a much better chance that you’ll get a reputable worker and not a fly-by-night rogue trader.

1. Make sure the area around the front door, or entrance to the property, is clean and tidy, as this is what prospective tenants will see first.

2. Keep any garden area, hedges, shrubs or bushes well maintained. Having the grass cut and the hedges trimmed makes a good first impression.

3. If you’re redecorating your property, opt for neutral colours. Neutral colours are preferable for property lets, as it keeps things simple and streamlined. If tenants want more colour, it can be added easily by using furniture and furnishings.

4. If you’re furnishing or partly furnishing a property, then choose good quality, but affordable, items that will last well, but not be a major disaster if you have to replace them.

5. Choose flooring with ease of cleaning and durability in mind. Laminate flooring, for example, looks good and is easy to keep clean.

6. The kitchen is regarded as an important room by many tenants and you can never have enough storage, so make sure there are plenty of cupboards.

7. Give careful consideration to what appliances you put in the kitchen. Even if you’re letting it unfurnished, a cooker is a good staple to have.

8. Good lighting is important, especially when tenants are viewing. Pop in some well placed lamps if it’s a dark day.

9. Ensure the property is clean and tidy. When you’re letting it again after a tenancy has ended, don’t forget to get it thoroughly cleaned first.

10. If the property has a garage or shed, make sure these spaces are clear and free from clutter. But if you want to encourage your tenants to cut the lawns, then do leave a lawnmower to hand!